A construction lien in Washington is a legal claim against your property by a contractor, subcontractor, supplier, or worker who was not paid for work or materials on it, governed by RCW 60.04. A lien must be recorded within 90 days after the claimant stops furnishing labor or materials, and a lawsuit to enforce it must be filed within 8 months after recording (Beresford Booth). Homeowners protect themselves by hiring a registered contractor, tracking who works on the job, and collecting lien releases before or with each payment.
Who can file a construction lien in Washington?
Contractors, subcontractors, material suppliers, equipment providers, and laborers who improve real property can file a lien if they go unpaid (Beresford Booth). That means a homeowner who paid the general contractor in full can still face a lien if the contractor did not pay a subcontractor or supplier.
This is why knowing every company that works on your project matters, especially on additions and whole-home remodels with many trades.
What notices should a homeowner receive?
You should receive a disclosure statement from your contractor before work starts on residential projects of $1,000 or more, which warns that liens may be filed for nonpayment (RCW 18.27.114) (Stoel Rives LLP). A contractor who fails to give it may lose lien rights on that contract.
Subcontractors and suppliers generally must also send the owner written pre-claim notice of their right to claim a lien, under RCW 60.04.031 (Beresford Booth). Keep every notice you receive; it tells you who to confirm has been paid.
What are the deadlines for a Washington construction lien?
Two deadlines apply: the lien must be recorded within 90 days after the claimant last furnished labor or materials (RCW 60.04.091), and a foreclosure lawsuit must be filed within 8 calendar months after recording (RCW 60.04.141) (Beresford Booth). A lien that misses either deadline may not be enforceable.
How can homeowners protect themselves from liens?
The best protection is paying only for work completed and confirming that subcontractors and suppliers have been paid. Common practices include:
- Hire a registered contractor and verify registration and bond at ProtectMyHome.net (L&I).
- Tie payments to completed milestones, not dates.
- Ask for lien releases from the contractor and major subs and suppliers with each payment.
- Keep a list of every pre-claim notice you receive.
- Review pay applications against work in place.
Our post What Should Be Included in a Construction or Remodeling Estimate? explains how clear pricing supports clean payments.
What should I do if a lien is filed on my home?
Contact a construction attorney right away, gather your contract, payment records, and notices, and confirm whether the lien was recorded on time and by someone entitled to file. Do not ignore it, because an enforced lien can lead to foreclosure.
If your contractor abandoned the job, a stalled-project review can help document what was paid and what was completed. See What Homeowners Should Expect During Construction: Change Orders and Unforeseen Conditions for how disputes over scope often start.
Lien protection checklist
| Step | When | Why it helps |
| Verify L&I registration and bond | Before signing | Registered contractors carry a bond and are traceable |
| Get the disclosure statement | Before work starts | Required for residential work of $1,000 or more |
| Track pre-claim notices | Throughout | Shows who may claim a lien |
| Collect lien releases | With each payment | Confirms subs and suppliers were paid |
| Pay by milestone | Throughout | Keeps payments matched to work in place |
Want oversight on payments?
Transparent Construction LLC’s Owner’s Representative & Project Oversight service includes reviewing pay applications against observed site progress, available in Tacoma, Gig Harbor, and Bonney Lake. We also build residential remodeling and Custom Homes projects. We do not provide legal services.
Contact Transparent Construction LLC or call 253-339-6117 to schedule a consultation.
Frequently asked questions
Can a subcontractor put a lien on my house if I paid my contractor?
Yes. In Washington, unpaid subcontractors and suppliers can file liens even if the owner paid the general contractor, which is why lien releases matter.
How long does a contractor have to file a lien in Washington?
A lien must be recorded within 90 days after the claimant last furnished labor or materials, under RCW 60.04.091.
How long does a lien last in Washington?
The claimant must file a lawsuit to enforce the lien within 8 calendar months after recording, under RCW 60.04.141.
What is a lien release?
A lien release is a signed document from a contractor, subcontractor, or supplier confirming payment and giving up lien rights for the paid amount.
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