I’ve spoken here often about the numbers 90 and 150 as they relate to Virginia mechanic’s liens. These numbers are important for all mechanic’s liens in Virginia, whether commercial or residential (meaning liens for 1 and 2-family homes). There is another number, 30, that is important for those construction contractors that perform work on single and two-family homes. Where a mechanic’s lien agent is named on the building permit (or possibly just named if not stated on the permit), and among other requirements, Va. Code 43-4.01 requires that, in order to have lien rights at the project, the contractor must provide notice to the mechanic’s lien agent within 30 days of beginning work that it is performing work and shall seek payment for the work.
Further, the mechanic’s lien agent notice must contain the following:
(i) the name, mailing address, and telephone number of the person sending such notice, (ii) the person’s license or certificate number issued by the Board for Contractors pursuant to Chapter 11 (§ 54.1-1100 et seq.) of Title 54.1, if any, and the date such license or certificate was issued and the date such license or certificate expires, (iii) the building permit number on the building permit, (iv) a description of the property as shown on the building permit, and (v) a statement that the person filing such notice seeks payment for labor performed or material furnished.
Failure to provide this notice by certified mail will bar any mechanic’s lien from being perfected on the property. The only exception found in the statute is that if the contractor provides late notice, then a lien is available for any work performed after the notice is given.
The takeaway from this statute for residential construction contractors is to always provide a notice to the mechanic’s lien agent as a matter of course. The notice does not require that a lien be recorded, but failure to do so can bar much of the leverage a mechanic’s lien can provide.
For a more detailed evaluation of any potential mechanic’s lien claim in Virginia, whether residential or commercial, be sure to consult with an experienced Virginia construction attorney.
As always, I welcome your comments. Also, please subscribe to keep up with this and other Construction Law Musings.
