Mechanics Lien Deadlines in Illinois
Illinois mechanics lien rights and deadlines are governed by the Mechanics Lien Act at 770 ILCS 60, which sets recording and enforcement time limits keyed to completion of the work.
The Illinois Mechanics Lien Act, codified at 770 ILCS 60, defines who may claim a lien on improved real property and fixes the deadlines for giving notice, recording a claim for lien, and bringing suit to enforce it. Contractors and subcontractors both receive lien rights, but the statute imposes distinct notice duties and time limits, several of which are measured from completion of the contract or the work performed. The provisions below are quoted from the Act as published by the Illinois General Assembly.
Filing and enforcing a mechanics lien in Illinois
As to the owner, the claim for lien may be filed at any time after the contract is made and within 2 years after the completion of the contract. 1
A suit to enforce the lien must be commenced, or a counterclaim filed, within two years after the completion of the contract or of the extra or additional work or material furnished under it. 2
The taking of additional security by a contractor or subcontractor is not a waiver of any lien right under the Act unless made a waiver by express agreement of the parties. 3
Sources
Under 770 ILCS 60/7, as to the owner the claim for lien may be filed at any time after the contract is made and within 2 years after the completion of the contract.
Under 770 ILCS 60/9, a suit to enforce the lien must be commenced, or a counterclaim filed, within two years after the completion of the contract, or completion of the extra or additional work, or furnishing of extra or additional material.
Under 770 ILCS 60/1, a contractor or subcontractor taking additional security does not thereby waive any lien right under the Act unless it is made a waiver by express agreement of the parties.
Frequently asked questions
- How long does a contractor have to record a mechanics lien in Illinois?
- To enforce the lien against other creditors, encumbrancers, or purchasers, the contractor must bring an action or file a verified claim for lien with the recorder within 4 months after completion. As to the owner, the claim for lien may be filed within 2 years after the completion of the contract.
- What is the deadline to file suit to enforce a mechanics lien in Illinois?
- Under 770 ILCS 60/9, the suit must be commenced or a counterclaim filed within two years after the completion of the contract, or completion of the extra or additional work, or furnishing of extra or additional material under it.
- What notice must a subcontractor give on an owner-occupied residence?
- For an existing owner-occupied single-family residence, a subcontractor must notify the occupant within 60 days from first furnishing labor, services, or material to preserve the lien (770 ILCS 60/21). Separately, written notice of the claim to the owner must be provided within 90 days after completion (770 ILCS 60/24).
Last reviewed August 4, 2026
This page is general information about state law, not legal advice. Laws change, and how they apply depends on the facts of your situation.