Washington’s construction lien statute is short and strict. The lien exists only because the statute creates it, so courts read every step literally. A claim recorded on day 91 is not a late lien. It is no lien. A foreclosure filed in month nine does not save it.
The statute also gives owners a fast response. A frivolous or clearly excessive lien can be released or reduced on a short court hearing, and the losing side pays the other side’s attorney fees. That is why every lien we record is defensible line by line, and why we check every lien we challenge for notice and timing defects first.
“The first thing we do on any lien matter is put both deadlines in writing.”
Your 90-day recording date and 8-month foreclosure date are fixed on day one, counted from your last real work on site, not the invoice date.
Chapter 60.04 RCW sets who can lien, when notice is required, how long you have, and what an owner can do about an invalid claim.
A claim of lien must be recorded with the county auditor no later than 90 days after you stopped furnishing labor, professional services, materials, or equipment. Punch-list visits generally do not restart the clock.
The claimant has 8 calendar months after recording to start a foreclosure in the superior court where the property sits. After that the lien cannot be enforced.
Suppliers and lower-tier subcontractors usually must send a preclaim notice. The lien then covers only work furnished within 60 days before notice on commercial jobs, or 10 days on new single-family homes.
An owner can ask the court to release a frivolous lien or reduce a clearly excessive one on a show-cause hearing. The winning side recovers its attorney fees.
Most liens are resolved by payment or release once they are recorded or challenged. Foreclosures and defenses take longer and follow the court’s schedule.
We confirm who can lien, whether a preclaim notice was required, and fix the 90-day and 8-month dates in writing.
For claimants, we draft and record the lien in the right county. For owners, we check the lien for notice, timing, and amount defects.
A recorded lien clouds title, and most owners and lenders want it cleared. Most matters settle at this stage.
We file the foreclosure, bring the frivolous lien motion, or bond around the lien so a sale or refinance can close.
Chapter 60.04 RCW applies statewide. A lien is recorded, and foreclosed, in the county where the property sits.
The claim must be recorded within 90 days after the last day you furnished labor, professional services, materials, or equipment, with the auditor of the county where the property is located (RCW 60.04.091).
Contractor with an unpaid invoice? The 90 days may already be running. Owner with a lien on your title? The release motion is faster than most people expect. Either way, the first call is a free deadline check.
