Virginia mechanic's liens

Who and what this applies to

Private construction liens under Title 43, Chapter 1; these are lien deadlines, not public-project payment-bond deadlines.

Thresholds and scope

Section 43-3 requires qualifying labor/materials worth at least $150; a claimant required to hold a contractor license must have the required license.

The rules

• Section 43-4 requires the memorandum no later than 90 days from the last day of the month in which the claimant last furnished labor/materials and in all events no later than 90 days after project completion or termination. Record it in the clerk’s office where the property is located. Source
• Section 43-4 limits the memorandum to labor/materials within the 150 days preceding the claimant’s last work or delivery, subject to its exceptions for retainage of up to 10% and specified amounts not yet due. The filing also requires the prescribed content and applicable contractor-license information. Source
• Section 43-17 permits suit only until the later of six months after recording the memorandum or 60 days after the project was completed or terminated. That suit period does not extend the deadline to perfect the lien. Source

Deadlines

The applicable owner, general-contractor, and mechanics-lien-agent notices under Sections 43-4 through 43-9 remain separate from the recording and suit deadlines.

Primary sources

• https://law.lis.virginia.gov/vacodefull/title43/

Sources reviewed 2026-09-30. This guide covers the projects and rules stated above.

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