{"id":905989,"date":"2026-08-11T15:53:55","date_gmt":"2026-08-11T21:53:55","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=905989"},"modified":"2026-08-11T15:53:58","modified_gmt":"2026-08-11T21:53:58","slug":"mechanics-lien-law-virginia-one-of-a-kind","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/mechanics-lien-law-virginia-one-of-a-kind\/","title":{"rendered":"Lien on Me: Quirks That Make Virginia\u2019s Mechanic\u2019s Lien Law One of a Kind"},"content":{"rendered":"\n<p>Lee-Ann C. Brown and John Mark Goodman | <a href=\"https:\/\/www.buildsmartbradley.com\/2026\/08\/lien-on-me-quirks-that-make-virginias-mechanics-lien-law-one-of-a-kind\/?utm_source=Bradley+Arant+Boult+Cummings+LLP+-+BuildSmart&amp;utm_campaign=91b8486324-RSS_EMAIL_CAMPAIGN&amp;utm_medium=email&amp;utm_term=0_b504caf31b-91b8486324-78863422\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">BuildSmart<\/a><\/p>\n\n\n\n<p id=\"every-state-gives-contractors-subcontractors-and\">Every state gives contractors, subcontractors, and suppliers some form of lien right when they aren\u2019t paid for work that improves real property. But Virginia\u2019s version of this tool stands out from most other states in several important ways. If you do construction work in the Commonwealth \u2014 or own property that\u2019s being built or renovated \u2014 understanding these quirks can make a big difference.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"1-where-do-i-find-virginia%e2%80%99s-mechanic%e2%80%99s-lien-law\">1. Where do I find Virginia\u2019s mechanic\u2019s lien law?<\/h4>\n\n\n\n<p id=\"the-virginia-mechanic%e2%80%99s-lien-statute-is-found-in-t\">The Virginia mechanic\u2019s lien statute is found in&nbsp;<a href=\"https:\/\/law.lis.virginia.gov\/vacode\/title43\/chapter1\/\" target=\"_blank\" rel=\"noreferrer noopener\">Title 43 of the Code of Virginia<\/a>. There you will find details like who is entitled to a lien, to what the lien attaches, and how and when to perfect it.&nbsp; In addition to the text of the statute itself, there are judicial opinions interpreting the statute, i.e., the common law.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"2-strict-compliance-not-%e2%80%9cclose-enough%e2%80%9d\">2. Strict Compliance, Not \u201cClose Enough\u201d<\/h4>\n\n\n\n<p id=\"one-of-the-most-distinctive-features-of-virginia-l\">One of the most distinctive features of Virginia lien law is how unforgiving it can be. Virginia courts strictly construe the statutes governing mechanic\u2019s liens, and even a minor error can compromise the entire lien. Some states apply a more forgiving \u201csubstantial compliance\u201d standard, but Virginia does not. Due to Virginia\u2019s strict compliance standard, it is a good idea to run a title search and allow yourself extra time in the preparation process to do so.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"3-two-separate-overlapping-deadlines\">3. Two Separate, Overlapping Deadlines<\/h4>\n\n\n\n<p id=\"virginia-doesnt-give-claimants-a-single-filing-de\">Virginia doesn\u2019t give claimants a single filing deadline. Rather, it layers two different time rules on top of each other, and both must be satisfied.<\/p>\n\n\n\n<p id=\"the-90-day-filing-deadline-a-memorandum-of-lien-m\"><strong>The 90-day filing deadline.&nbsp;<\/strong>A memorandum of lien must be filed no later than 90 days from the last day of the month in which the claimant last performed labor or furnished material, and in no event later than 90 days from the time the building, structure, or railroad is completed or the work otherwise terminated. That \u201clast day of the month\u201d language is unusual and effectively gives claimants a small grace period beyond their actual last day of work, unless the whole project has wrapped up, in which case the clock starts immediately.<\/p>\n\n\n\n<p id=\"the-150-day-look-back-rule-virginia-law-caps-how\"><strong>The 150-day look-back rule.&nbsp;<\/strong>Virginia law caps how far back a single memorandum can reach: no memorandum may include sums due for labor or materials furnished more than 150 days before the last day the claimant worked on the job, counting backward from the filing. Critically, this isn\u2019t a simple math problem and including amounts outside the 150-day window can invalidate the entire lien, not just the excess portion. Contractors on long jobs sometimes have to file multiple sequential liens just to stay inside this window, since the statute expressly allows a claimant to file any number of memoranda.<\/p>\n\n\n\n<p id=\"theres-a-narrow-exception-for-money-that-isnt-re\">There\u2019s a narrow exception for money that isn\u2019t really \u201clate\u201d in the ordinary sense: retainage up to 10% of the contract price, and sums not yet due because payment hasn\u2019t flowed down from the owner fall outside the 150-day restriction.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"4-a-short-fuse-to-actually-enforce-the-lien\">4. A Short Fuse to Actually Enforce the Lien<\/h4>\n\n\n\n<p id=\"recording-the-lien-is-only-step-one-virginia-also\">Recording the lien is only step one. Virginia also imposes a tight window to sue to enforce it. The action to enforce the lien must be filed \u201csix months from the time when the memorandum of lien was recorded or [within] 60 days from the time the building structure or railroad was completed or work thereon otherwise terminated, whichever time shall last occur\u2005\u2026\u201d Miss that window, and the recorded lien may be unenforceable even though it\u2019s still sitting in the land records.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"5-sworn-verification-is-mandatory\">5. Sworn Verification Is Mandatory<\/h4>\n\n\n\n<p id=\"virginia-doesnt-just-want-a-lien-memorandum-on-fi\">Virginia doesn\u2019t just want a lien memorandum on file \u2014 it wants it under oath. The memorandum must include an affidavit executed by the lien claimant or an agent, verifying the amount claimed and the intent to claim the benefit of the lien. This sworn-statement requirement adds a layer of formality (and personal exposure for false claims) that not every state\u2019s lien form demands.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"6-necessary-parties-are-interpreted-broadly\">6. Necessary Parties Are Interpreted Broadly<\/h4>\n\n\n\n<p id=\"when-it-comes-time-to-enforce-a-lien-in-court-vir\">When it comes time to enforce a lien in court, Virginia casts a wide net over who must be named as a defendant. Courts have interpreted \u201cnecessary parties\u201d broadly, so that any party with even a reasonable basis for an interest in the property or the lien should be named in the enforcement suit.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"the-takeaway\">The Takeaway<\/h4>\n\n\n\n<p id=\"virginias-mechanics-lien-statute-requires-precis\">Virginia\u2019s mechanic\u2019s lien statute requires precise compliance. The 90-day filing deadline and 150-day look-back window operate independently and must both be tracked from day one of a project, not just when payment problems start. Add in strict construction of the requirements to perfect a lien, a compressed enforcement timeline, and a sworn-verification mandate, and it\u2019s easy to see why even experienced contractors bring in construction counsel before filing. The upside is that a properly perfected Virginia <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/mechanics-lien-leases-virginia\/\">mechanic\u2019s lien<\/a> is a strong tool to secure payment.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\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 801.641.8304, or email <a href=\"mailto:experts@adviseandconsult.net\">experts@adviseandconsult.net<\/a>.<\/strong><\/p>\n\n\n\n<p>Republished with permission. The article, \u201cLien on Me: Quirks That Make Virginia\u2019s Mechanic\u2019s Lien Law One of a Kind\u201d was originally published on BuildSmart by Bradley Arant Boult Cummings LLP. Copyright 2026.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Lee-Ann C. Brown and John Mark Goodman | BuildSmart Every state gives contractors, subcontractors, and suppliers some form of lien right when they aren\u2019t paid for work that improves real property. But Virginia\u2019s version of this tool stands out from most other states in several important ways. If you do construction work in the Commonwealth&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/mechanics-lien-law-virginia-one-of-a-kind\/\">Continue reading <span class=\"screen-reader-text\">Lien on Me: Quirks That Make Virginia\u2019s Mechanic\u2019s Lien Law One of a Kind<\/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":[9895,441,357],"class_list":["post-905989","post","type-post","status-publish","format-standard","hentry","category-mechanics-lien-law","tag-advise-consult","tag-mechanics-liens","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>Lien on Me: Quirks That Make Virginia\u2019s Mechanic\u2019s Lien Law One of a Kind - Advise &amp; 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