{"id":900872,"date":"2023-02-21T15:46:10","date_gmt":"2023-02-21T22:46:10","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=900872"},"modified":"2023-02-21T15:46:15","modified_gmt":"2023-02-21T22:46:15","slug":"mechanics-lien-timing-refresher-virginia","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/mechanics-lien-timing-refresher-virginia\/","title":{"rendered":"A Quick Virginia Mechanic\u2019s Lien Timing Refresher"},"content":{"rendered":"\n<p>Christopher G. Hill | <a href=\"https:\/\/constructionlawva.com\/a-quick-virginia-mechanics-lien-timing-refresher\/\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">Construction Law Musings<\/a><\/p>\n\n\n\n<p>As those who read\u00a0Construction Law Musings\u00a0on a regular basis know,\u00a0<a href=\"https:\/\/www.myconstructionexpert.com\/blog\/va-mechanics-liens-sometimes-substantial-compliance-enough-dont-count\/\" target=\"_blank\" rel=\"noreferrer noopener\">mechanic\u2019s liens<\/a>\u00a0are a big part of my\u00a0construction law practice.\u00a0 These\u00a0tricky and strictly enforced\u00a0statutory collection tools are very powerful when correctly recorded and utterly useless if they aren\u2019t recorded in a timely fashion and with the correct information contained within them.\u00a0 Couple that fact with recent\u00a0changes to the mechanic\u2019s lien form\u00a0in 2019, and I feel the need to give a quick refresher.<\/p>\n\n\n\n<p>If you\u2019ve kept up with Musings, you know about the two big numbers for Virginia mechanic\u2019s lien timing,\u00a090 and 150.\u00a0 These should be kept in mind for every general contractor, subcontractor, or supplier on any construction project in Virginia.\u00a0\u00a0Virginia Code Section 43-4\u00a0sets out the reasons to keep these numbers in mind.\u00a0 The code section sets out why you need to know these numbers.<\/p>\n\n\n\n<p>The 90 refers to the deadline for recording a lien.&nbsp; This number affects the&nbsp;<em>right to a lien<\/em>&nbsp;in Virginia.&nbsp; In order to preserve lien rights, a construction contractor must record the lien within ninety days of the last day of the last month in which the last work was performed or&nbsp;<em>no later than<\/em>&nbsp;ninety days from the date of completion of the project or other termination of work.&nbsp; The short version is that most general contractors on commercial projects have 90 days from the last work in which to record their lien and most subcontractors have 90 days from the last day of the last month of work.&nbsp; However, the best practice is to simply calculate the 90 days from the last work performed or material supplied to avoid issues and arguments between attorneys regarding timing.<\/p>\n\n\n\n<p>The 150 days relates to how much of the work value can be captured in the lien.&nbsp; Only work performed within 150 days of the last work performed or the date of lien recording, whichever occurs first, can be captured in the lien.&nbsp; If more than this value is captured, then the lien can be declared invalid.&nbsp; This limitation does not affect the right to a lien in the way that the 90-day lien filing deadline does.&nbsp; This 150-day \u201clook back\u201d simply causes any money for unpaid work older than 150 days to no longer be available for lien. In short, keep track of the dates of unpaid work and be sure to apply payments to your oldest payment applications or invoices first if you are running up against 150-day-old payments and are still working on the project, be sure to record a lien even if you are not done with work.<\/p>\n\n\n\n<p>There are many other requirements for the content, parties, notices, etc. relating to the recording and enforceability of liens in Virginia.\u00a0 As always, I recommend that you consult with a Virginia construction attorney that keeps up with the various nuances of Virginia mechanic\u2019s lien law when seeking to enforce your Virginia mechanic\u2019s lien rights.<\/p>\n\n\n\n<hr class=\"wp-block-separator\"\/>\n\n\n\n<p><strong>When one of your cases is in need of a construction expert, estimates, insurance appraisal or umpire services in defect or insurance disputes &#8211; please call Advise &amp; Consult, Inc. at 888.684.8305, or email <a href=\"mailto:experts@adviseandconsult.net\" target=\"_blank\" rel=\"noreferrer noopener\">experts@adviseandconsult.net<\/a>.<\/strong><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Christopher G. Hill | Construction Law Musings As those who read\u00a0Construction Law Musings\u00a0on a regular basis know,\u00a0mechanic\u2019s liens\u00a0are a big part of my\u00a0construction law practice.\u00a0 These\u00a0tricky and strictly enforced\u00a0statutory collection tools are very powerful when correctly recorded and utterly useless if they aren\u2019t recorded in a timely fashion and with the correct information contained within&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/mechanics-lien-timing-refresher-virginia\/\">Continue reading <span class=\"screen-reader-text\">A Quick Virginia Mechanic\u2019s Lien Timing Refresher<\/span><\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false},"version":2}},"categories":[10772],"tags":[9895,184,357],"class_list":["post-900872","post","type-post","status-publish","format-standard","hentry","category-mechanics-lien-law","tag-advise-consult","tag-mechanics-lien-law","tag-virginia","entry"],"jetpack_publicize_connections":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v25.0 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>A Quick Virginia Mechanic\u2019s Lien Timing Refresher - Advise &amp; 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