Construction Liens in Washington

Overview

(Notes) Construction liens in Washington are also referred to as "Mechanics'" and "Materialmen's" liens throughout the Washington Revised Statutes.

Crop lien for furnishing work or labor: RCW 60.11.040.

Pre-claim notice of lien rights. Notice is required depending on the project and the relationship between the lien claimant and the owner of the property.

Record a written claim of lien in the county where the property is located.

File a civil action in the county court where the property is located.

Sources

Wash. Rev. Code §§ 60.04.011 et seq.

Authorized Claimants

Except as provided in RCW 60.04.031 (Preliminary Notice Required), any person furnishing labor, professional services, materials, or equipment for the improvement of real property shall have a lien upon the improvement for the contract price of labor, professional services, materials, or equipment furnished at the instance of the owner, or the agent or construction agent of the owner. (RCW Section 60.04.011)

Lien Priority

The claim of lien created by this chapter upon any lot or parcel of land shall be prior to any lien, mortgage, deed of trust, or other encumbrance which attached to the land after or was unrecorded at the time of commencement of labor or professional services or first delivery of materials or equipment by the lien claimant. (RCW Section 60.04.061)

Filing Deadlines

Every person claiming a lien under RCW 60.04.021 shall file for recording, in the county where the subject property is located, a notice of claim of lien not later than ninety days after the person has ceased to furnish labor, professional services, materials, or equipment or the last date on which employee benefit contributions were due...(RCW Section 60.04.091)

Enforcement Deadlines

No lien created by this chapter binds the property subject to the lien for a longer period than eight calendar months after the claim of lien has been recorded unless an action is filed by the lien claimant within that time in the superior court in the county where the subject property is located to enforce the lien, and service is made upon the owner of the subject property within ninety days of the date of filing the action; or, if credit is given and the terms thereof are stated in the claim of lien, then eight calendar months after the expiration of such credit; and in case the action is not prosecuted to judgment within two years after the commencement thereof, the court, in its discretion, may dismiss the action for want of prosecution, and the dismissal of the action or a judgment rendered thereon that no lien exists shall constitute a cancellation of the lien…(RCW Section 60.04.141)

Cross-References

• Washington
• Construction Liens