{"id":906063,"date":"2026-09-01T15:53:39","date_gmt":"2026-09-01T21:53:39","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=906063"},"modified":"2026-09-01T15:53:44","modified_gmt":"2026-09-01T21:53:44","slug":"mechanics-lien-law-virginia-quirks-that-set-apart","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/mechanics-lien-law-virginia-quirks-that-set-apart\/","title":{"rendered":"Lien on Me, Maryland: Quirks That Set Maryland\u2019s Mechanic\u2019s Lien Law Apart"},"content":{"rendered":"\n<p>Lee-Ann C. Brown, Kevin B. Mattingly and John Mark Goodman | <a href=\"https:\/\/www.buildsmartbradley.com\/2026\/08\/lien-on-me-maryland-quirks-that-set-marylands-mechanics-lien-law-apart\/?utm_source=Bradley+Arant+Boult+Cummings+LLP+-+BuildSmart&amp;utm_campaign=cb5758e3d6-RSS_EMAIL_CAMPAIGN&amp;utm_medium=email&amp;utm_term=0_b504caf31b-cb5758e3d6-78863422\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">BuildSmart<\/a><\/p>\n\n\n\n<p id=\"in-our-companion-post-we-looked-at-the-quirks-tha\">In our companion post, we looked at the quirks that make Virginia\u2019s mechanic\u2019s lien law unique. A link to that post is\u00a0<a href=\"https:\/\/www.myconstructionexpert.com\/blog\/mechanics-lien-law-virginia-one-of-a-kind\/\">here<\/a>. Just across the Potomac, Maryland\u2019s version of the same tool is built on a completely different foundation. If you build, renovate, or supply materials on a Maryland project \u2014 or \u00a0own property that\u2019s under construction \u2014 these features are worth understanding.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"1-where-do-i-find-marylands-mechanics-lien-law\">1. Where do I find Maryland\u2019s mechanic\u2019s lien law?<\/h4>\n\n\n\n<p id=\"marylands-mechanics-lien-statute-is-found-in-tit\">Maryland\u2019s mechanic\u2019s lien statute is found in\u00a0<a href=\"https:\/\/mgaleg.maryland.gov\/mgawebsite\/Laws\/StatuteText?article=grp&amp;section=9-101&amp;enactments=False&amp;archived=False\" target=\"_blank\" rel=\"noreferrer noopener nofollow\"><strong>Title 9 of the Real Property Article of the Maryland Code<\/strong><\/a>. That\u2019s where you\u2019ll find who qualifies for a lien, what it attaches to, and the procedure for establishing and enforcing one. As in Virginia, Maryland courts have layered decades of case law on top of the statutory text, and that case law fills some of the gaps the statute leaves open.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"2-no-lien-until-a-judge-says-so\">2. No Lien Until a Judge Says So<\/h4>\n\n\n\n<p id=\"in-many-states-a-mechanics-lien-exists-from-the\">In many states, a mechanic\u2019s lien exists from the moment the claimant starts supplying labor or materials, even though it isn\u2019t formally recorded until later. Maryland doesn\u2019t work that way. A Maryland claimant has&nbsp;<strong>no lien at all<\/strong>&nbsp;until a court enters an order establishing one, following a Petition to Establish a Mechanic\u2019s Lien and a summary \u201cshow cause\u201d hearing at which the claimant provides evidence supporting the validity of the petition.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"3-two-deadlines-one-starting-line\">3. Two Deadlines, One Starting Line<\/h4>\n\n\n\n<p id=\"maryland-has-two-separate-deadlines-and-%e2%80%94-unlike\">Maryland has two separate deadlines, and \u2014 unlike Virginia\u2019s layered 90-day\/150-day system \u2014 both run from the exact same event: the date the claimant last supplied labor or materials to the project.<\/p>\n\n\n\n<ul id=\"a-subcontractor-or-other-lower-tier-party-not-in-2\" class=\"wp-block-list\">\n<li>A subcontractor (or other lower-tier party not in contract with the owner) must serve a\u00a0<strong>Notice of Intent to Lien<\/strong>\u00a0on the owner by certified mail or personal delivery within\u00a0<strong>120 days<\/strong>\u00a0of the last work.<\/li>\n\n\n\n<li>Every claimant \u2014 general contractor or subcontractor \u2014 must then file the\u00a0<strong>Petition to Establish a Mechanic\u2019s Lien<\/strong>\u00a0within\u00a0<strong>180 days<\/strong>\u00a0of the last work.<\/li>\n<\/ul>\n\n\n\n<p id=\"theres-no-%e2%80%9clast-day-of-the-month%e2%80%9d-grace-period-li\">There\u2019s no \u201clast day of the month\u201d grace period like Virginia\u2019s and no look-back cap limiting how far back a claim can reach.<\/p>\n\n\n\n<p id=\"both-the-notice-of-intent-to-lien-and-the-petition\">Both the Notice of Intent to Lien and the Petition to Establish a Mechanic\u2019s Lien have strict requirements that should be followed to preserve the right to claim a lien.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"4-a-sale-of-the-property-can-wipe-out-lien-rights\">4. A Sale of the Property Can Wipe Out Lien Rights Overnight<\/h4>\n\n\n\n<p id=\"a-sale-of-the-property-before-the-lien-is-establis\">A sale of the property before the lien is established can defeat it entirely. A \u201cbona fide purchaser\u201d \u2014 someone who pays fair value without knowledge of the claim \u2014 takes the property free and clear of any mechanic\u2019s lien. Maryland courts have gone a step further, holding that once \u201cequitable title\u201d passes \u2014 meaning the property is simply under a contract of sale \u2014 lien rights are cut off, even before closing actually occurs.<\/p>\n\n\n\n<p id=\"the-filing-of-a-petition-to-establish-a-mechanic%e2%80%99s\">The filing of a Petition to Establish a Mechanic\u2019s Lien constitutes notice to prospective purchasers, even if an interlocutory lien has not yet been granted by the court.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"5-no-defense-of-payment-%e2%80%94-with-one-narrow-excepti\">5. No Defense of Payment \u2014 With One Narrow Exception<\/h4>\n\n\n\n<p id=\"in-maryland-paying-the-general-contractor-in-full\">In Maryland, paying the general contractor in full doesn\u2019t protect the owner. If the general contractor doesn\u2019t pass that money on to a subcontractor, the subcontractor can still establish a lien and foreclose \u2014 meaning the owner may effectively pay for the same work twice. The burden is on the owner to withhold funds once a Notice of Intent to Lien arrives and to monitor whether the general contractor is actually paying downstream.<\/p>\n\n\n\n<p id=\"theres-only-one-exception-an-individual-owner-bu\">There\u2019s only one exception: an individual owner building a personal residence on their own land has a defense of payment, so long as they\u2019ve paid everyone they contracted with directly. That protection belongs to owner-occupants, not developers, investors, or builders holding title in their own name for resale.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"6-the-15-rule-for-renovation-projects\">6. The 15% Rule for Renovation Projects<\/h4>\n\n\n\n<p id=\"for-construction-projects-involving-the-renovation\">For construction projects involving the renovation or repair of existing buildings, a prospective lien claimant also must satisfy the \u201c15% Rule.\u201d While new construction is exempt from this requirement, for renovations, the claimant must demonstrate that the building was repaired, rebuilt, or improved by at least 15% of its value. If that threshold is not met, the project is not subject to a lien claim.<\/p>\n\n\n\n<p id=\"although-the-15-rule-is-often-easily-satisfied-i\">Although the 15% Rule is often easily satisfied, it may pose a challenge for prospective lien claimants on smaller renovation projects.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"7-lien-rights-cannot-be-waived-in-advance\">7. Lien Rights Cannot Be Waived in Advance<\/h4>\n\n\n\n<p id=\"unlike-certain-other-jurisdictions-maryland-prohi\">Unlike certain other jurisdictions, Maryland prohibits subcontractors and suppliers from waiving lien rights by contract in advance of the work being performed or the materials being supplied. Both general contractors and subcontractors should be aware that such provisions will be deemed void as against public policy and will not be enforced.<\/p>\n\n\n\n<p id=\"this-prohibition-does-not-apply-to-contracts-betwe\">This prohibition does not apply to contracts between the owner and the general contractor, nor does it limit the ability to require executed lien waivers in exchange for progress payments.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"the-takeaway\">The Takeaway<\/h4>\n\n\n\n<p id=\"marylands-mechanics-lien-law-asks-contractors-to\">Maryland\u2019s mechanic\u2019s lien law asks contractors to do something Virginia doesn\u2019t: go to court and prove entitlement to a lien before it exists at all. That single structural difference drives many of the other quirks on this list.<\/p>\n\n\n\n<p id=\"note-that-while-a-mechanic%e2%80%99s-lien-can-be-a-very-po\">Note that while a mechanic\u2019s lien can be a very powerful remedy, it is not an exclusive remedy.&nbsp; Rather, the right to file a mechanics\u2019 lien against the property is in addition to other remedies available under Maryland law, such as the right to file a breach-of-contract action against the person or entity that broke their promises.<\/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, Maryland: Quirks That Set Maryland\u2019s Mechanic\u2019s Lien Law Apart\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, Kevin B. Mattingly and John Mark Goodman | BuildSmart In our companion post, we looked at the quirks that make Virginia\u2019s mechanic\u2019s lien law unique. A link to that post is\u00a0here. Just across the Potomac, Maryland\u2019s version of the same tool is built on a completely different foundation. If you build, renovate,&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/mechanics-lien-law-virginia-quirks-that-set-apart\/\">Continue reading <span class=\"screen-reader-text\">Lien on Me, Maryland: Quirks That Set Maryland\u2019s Mechanic\u2019s Lien Law Apart<\/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-906063","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>Lien on Me, Maryland: Quirks That Set Maryland\u2019s Mechanic\u2019s Lien Law Apart - Advise &amp; 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