Construction lien statutes give unpaid contractors and suppliers a lien on the improved property, subject to procedures that are unforgiving.
Preliminary notice. Many states require a notice of furnishing, delivered within days of first providing labour or materials, particularly for parties not in privity with the owner. Missing it forfeits the lien entirely in those states.
Recording the claim. Within a stated period after last furnishing labour or materials — commonly sixty to one hundred twenty days. Trivial punch list work or warranty repairs generally does not extend the period, and relying on it to do so is a common and fatal error.
Content. The claimant, the owner, the property description, the amount, the dates of first and last furnishing, and any statutory verification. Overstating the amount can invalidate the lien in some states and expose the claimant to damages.
Service. On the owner and often the general contractor, within days of recording.
Suit to foreclose within a further period, often one year, which is jurisdictional.
Owner protections. Notices of commencement, sworn statements, waivers collected with each payment, and in some states a homeowner recovery fund.
Bonding off. An owner or contractor may substitute a bond for the lien, releasing the property while preserving the claim.