Washington mechanic's liens

Who and what this applies to

Private real-property construction liens under Chapter 60.04 RCW.

Thresholds and scope

Notice rules differ for direct contracts, labor-only claims, and residential work.

The rules

• RCW 60.04.031 ordinarily requires suppliers of professional services, materials, or equipment to give notice of lien rights; it protects the preceding 60 days, but only ten preceding days on new single-family construction. Direct owner contracts, labor-only claims, and certain direct prime-contractor subcontracts are exempt. Indirect claims on existing owner-occupied single-family remodels require notice and are limited by the balance unpaid to the prime when notice is received. Source
• RCW 60.04.091 requires recording the claim within 90 days after the claimant last furnished qualifying labor, services, materials, or equipment, or the last date employee-benefit contributions were due. Send it to the owner by registered/certified mail or personal service within 14 days after recording; failure of that service forfeits recovery of fees and costs against the owner. Source
• RCW 60.04.141 ordinarily requires suit within eight calendar months after recording and service on the owner within 90 days after filing suit. A stated period of credit can change the eight-month trigger as provided in that section. Source

Deadlines

Preliminary notice, recording, post-recording service, and enforcement have separate clocks.

Primary sources

• default.aspx?cite=60.04.031
• default.aspx?cite=60.04.091
• default.aspx?cite=60.04.141

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

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