California Mechanics Liens: Deadlines, Notices & How to Clear Them
Reviewed by Matt Goeglein & Xavier “Xavi” de la Piedra IV — Fidelity National Title
A California mechanics lien lets contractors, subcontractors, laborers, and suppliers secure payment for work or materials by placing a lien against the property. If unpaid, the lien can be enforced through foreclosure. Original contractors generally must record within 90 days of completion, and subcontractors must also serve a 90-day notice if they were not paid. Liens are cleared by payment, release, bond, or court order. Team Goeglein identifies mechanics liens on every preliminary title report and helps resolve them before closing. Call Matt Goeglein at 310-293-0784 or Xavi de la Piedra IV at 562-217-9933.
Reach Matt Goeglein or Xavier “Xavi” de la Piedra IV at Fidelity National Title.
California mechanics lien law protects anyone who contributes labor or materials to a construction, repair, or remodel project. If the property owner or general contractor fails to pay, the unpaid party can record a lien against the property and eventually foreclose to collect. The law can leave the homeowner — who may have already paid the general contractor — responsible for paying subcontractors and suppliers who were never paid.
| Claimant type | Key deadline | Requirement |
|---|---|---|
| Original contractor | Record lien within 90 days after completion of work | No preliminary notice required if contracting directly with owner |
| Subcontractor / laborer | Record lien within 90 days after completion | Must generally serve a preliminary 20-day notice on owner and lender |
| Supplier | Record lien within 90 days after completion | Must generally serve a preliminary 20-day notice |
| Enforcement | File lawsuit within 90 days of recording the lien | Lien becomes unenforceable if suit is not filed in time |
Completion is usually defined as when the owner begins to use the improvement, or when a notice of completion or cessation is recorded. If a valid notice of completion is recorded, the deadlines shrink: subcontractors must record within 30 days, and original contractors within 60 days. This is why recording a notice of completion is common on large projects.
A mechanics lien can make a property unmarketable. Title companies will not issue a clear title policy until the lien is released, bonded over, or eliminated by court order. The most common resolution is a full or partial payment to the claimant in exchange for a recorded release. If the parties dispute the amount, escrow may hold funds and a release may be negotiated or litigated.
Homeowners can protect themselves by hiring reputable contractors, requiring lien releases from all subcontractors and suppliers before making final payments, and checking that the general contractor has paid everyone before releasing retainage. On refinance or sale transactions, the title search will reveal any recorded mechanics liens.
Team Goeglein at Fidelity National Title identifies mechanics lien risks on every preliminary title report and works with agents, homeowners, and attorneys to clear them before closing. If you are buying, selling, or refinancing a property with a mechanics lien concern in the South Bay or Westside LA, contact Matt Goeglein at 310-293-0784 or Xavier "Xavi" de la Piedra IV at 562-217-9933.
Frequently asked questions
How long does a contractor have to record a mechanics lien in California?+
Generally 90 days after completion of the work. If a notice of completion is recorded, an original contractor has 60 days and a subcontractor has 30 days.
Can a homeowner be forced to pay twice for the same work?+
Yes. Under California law, the homeowner who received the benefit of the improvement may be responsible if subcontractors or suppliers were not paid by the general contractor.
What is a 20-day preliminary notice?+
It is a notice subcontractors and suppliers must usually serve on the owner and lender within 20 days of starting work to preserve lien rights.
How do you clear a mechanics lien before closing?+
The claimant records a release after payment, the title company accepts a bond, or a court orders the lien expunged.
Does a mechanics lien expire?+
Yes. If the claimant does not file a lawsuit to enforce the lien within 90 days of recording it, the lien becomes unenforceable.
Who can help with a mechanics lien on a South Bay property?+
Team Goeglein at Fidelity National Title reviews liens on every prelim and coordinates resolution. Call Matt Goeglein at 310-293-0784 or Xavi de la Piedra IV at 562-217-9933.
Need a title rep in your city? Call Matt Goeglein at 310-293-0784 or Xavier “Xavi” de la Piedra IV at 562-217-9933. See the full FAQ.