What is a mechanics lien in California?

A mechanics lien is a legal claim against a property by a contractor, subcontractor, or supplier who was not paid for work or materials. Under California Civil Code §8000 et seq., a valid lien attaches to the property title and can force a sale to satisfy the debt. It is one of the most powerful collection tools in California construction law.

How long do I have to file a mechanics lien in California?

Deadlines are strict. Direct contractors (general contractors) must file within 90 days of completion of the project or their contract. Subcontractors and suppliers must file within 90 days of the date they last performed work or supplied materials. Missing the deadline permanently extinguishes the lien right.

What can I do if someone filed a mechanics lien on my property?

Property owners have several options: verify whether the lien is procedurally valid, send a demand to release an improper lien, petition the court to discharge the lien if it's defective, post a lien release bond, or negotiate a settlement. An improperly filed lien can give rise to a claim for wrongful lien against the claimant.

Can a subcontractor file a mechanics lien even if the general contractor was paid?

Yes. In California, subcontractors and suppliers have independent lien rights against the property regardless of whether the owner paid the general contractor. This is one reason property owners should require unconditional lien releases before making final payment to a general contractor.

What is a preliminary notice and why does it matter?

A preliminary notice (also called a 20-day preliminary notice) must be served on the owner, general contractor, and lender within 20 days of first furnishing labor or materials. Subcontractors and suppliers who fail to serve this notice lose their lien rights. Direct contractors are exempt from this requirement.

What is a lien release bond?

A lien release bond (also called a discharge bond) allows a property owner to post a bond — typically 125% of the lien amount — to release the lien from the property title. This frees the property for sale or refinancing while the underlying payment dispute is resolved in court.

Jayson Elliott, Esq.Bay Legal PC · Palo Alto, CA

★

4.8 · 371 Google Reviews Read reviews →

☎

(650) 668-8000Free consultation

✓

CA Bar No. 332479All 58 California counties

Written by Jayson Elliott · Attorney, Bay Legal PC · CA Bar No. 332479 · Last reviewed April 2026

Plumbing Contractors & Subcontractors

Plumbing Contractor Lien Rights in California

California plumbing contractors and subcontractors who are not paid for their work have powerful lien rights under Civil Code §8000 et seq. Multi-phase plumbing projects create specific deadline questions worth understanding.

(650) 668-8000 — Free Consultation Send Us Your Case →

Legal Information — Not Legal Advice: This page provides general information about California mechanics lien law. It is not legal advice for your specific situation. Consult a licensed attorney before making any legal decisions.

Lien Rights for Plumbing Contractors in California

Plumbing subcontractors frequently work across multiple phases — rough-in, trim-out, final connections — which creates complexity around when the 90-day lien clock begins to run. The key date is the last day you furnished any plumbing labor or materials, not the last phase you completed.

Step 1: Preliminary Notice

If you are a plumbing subcontractor (not directly contracted with the property owner), you must serve a 20-day preliminary notice within 20 days of first furnishing labor or materials. Serve it on the owner, the general contractor, and the construction lender. Failure to serve a timely preliminary notice limits your lien rights.

Step 2: Record the Mechanics Lien

If payment is not received, record a mechanics lien with the county recorder in the county where the property is located. Deadlines: 90 days from your last day of work (no Notice of Completion), or 30 days after a Notice of Completion is recorded.

⚠ Strict Deadlines Apply: California mechanics lien law sets hard filing deadlines. Missing a deadline permanently extinguishes your lien rights. Consult an attorney promptly.

Step 3: Foreclose or Settle

After recording the lien, you have 90 days to file a lien foreclosure lawsuit or reach a written agreement to extend the foreclosure period. Many disputes settle during this window once the owner realizes the lien threatens a sale or refinancing.

Parallel Remedies

In addition to the mechanics lien, consider: a stop payment notice to freeze construction loan funds, a formal demand letter, and if the GC is licensed, a CSLB complaint.

Frequently Asked Questions

What is the deadline to file a mechanics lien in California?

Without a Notice of Completion, you have 90 days from the last day you performed work or supplied materials. If a Notice of Completion is recorded, subcontractors and suppliers have only 30 days from recording and direct contractors have 60 days.

What is the preliminary notice requirement for subcontractors?

Subcontractors must serve a 20-day preliminary notice on the owner, general contractor, and construction lender within 20 days of first furnishing labor or materials under Civil Code §8200. Failure to serve limits lien rights to work performed in the 20 days before the notice was actually served.

What should I do if a contractor is not paying me?

Immediately verify your preliminary notice was served, send a formal demand letter, file a mechanics lien before the deadline, and consider a stop payment notice if the project has active construction financing. Contact an attorney before the lien deadline passes.

Bay Legal PC — Mechanics Lien Attorneys

Bay Legal PC represents plumbing contractors and subcontractors throughout California on mechanics lien enforcement and construction payment disputes.

Get a Free Consultation →

★★★★★ 4.8 out of 5 · 371 Google Reviews · Bay Legal PC

★★★★★

"Jayson and Ashley helped me tremendously with a construction dispute in which my previous general contractor abandoned the project. I cannot recommend them enough."

— Josey, Google Review

★★★★★

"I had issues with a contract that was not fulfilled. Jayson sent a demand letter outlining where the contract was breached. In the end I was paid back and got the outcome I wanted — all while avoiding escalation to suing."

— Jennifer, Google Review

★★★★★

"I cannot imagine how we would have navigated our conflict with our contractor had it not been for Jayson. He was professional, compassionate, informative and responsive."

— David, Google Review

Reviews from Google. Individual results may vary. Read all 371 reviews →

Talk to an Attorney — Free Consultation

★★★★★ 4.8 · 371 Google Reviews

Bay Legal PC handles mechanics lien disputes throughout California. Tell us about your situation and we'll be in touch promptly.

Call or text: (650) 668-8000 · Phone, video, or Palo Alto office

SoCal: (213) 668-8000

Jayson Elliott consulting with clients about a mechanics lien dispute

Jayson Elliott, Bay Legal PC · Palo Alto, California

✓ We received your message.

A member of the Bay Legal PC team will contact you shortly. See our Privacy Policy.

First Name *Please enter your first name.

Last Name *Please enter your last name.

Email Address *Please enter your email address.

Phone Number *Please enter your phone number.

Brief Description *Please describe your situation.

Preferred Contact Method

Important: Submitting this form does not create an attorney-client relationship. Do not include confidential or time-sensitive information.

By submitting this form, you authorize Bay Legal PC to send text messages to your cell phone number. Messages may contain marketing content and may be sent via automated technology. Consent is not a condition for purchase. Message and data rates may apply. Text STOP to opt out at any time.

Or visit Bay Legal PC directly:

Visit BayLegal.com →