Michigan Mechanics Lien Form
A Michigan mechanics lien (construction lien) is a legal claim against real property filed by contractors, subcontractors, or material suppliers who haven't been paid for work or materials. Under the Michigan Construction Lien Act (MCL 570.1101–570.1305, as amended 2023), you have 90 days from last furnishing — flat, for every role and project type — to record your lien with the county Register of Deeds, then 15 days after recording to serve a copy on the owner or designee.
⚠️ Looking for a Michigan vehicle/garage lien? That's a different form (BDVR-35, Secretary of State). This page is for construction real property liens only.
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Important Note: This Is a Construction Lien — Not a Vehicle Lien
If you searched for "mechanics lien Michigan" and landed here expecting a motor vehicle lien form, you are in the wrong place. The Michigan vehicle lien form (BDVR-35) is filed with the Secretary of State and has nothing to do with construction work.
This page covers construction mechanics liens under MCL 570.1101–570.1305 — the legal tool that contractors, subcontractors, and material suppliers use to secure payment for work performed on real property (land and buildings). If someone owes you money for construction work on a Michigan property, read on.
A Michigan mechanics lien (also called a construction lien) is a legal claim against real property filed by contractors, subcontractors, or material suppliers who have not been paid for work or materials provided. Under MCL 570.1101–570.1305, claimants have a flat 90 days from last furnishing — the same for residential and commercial projects — to record their lien with the county register of deeds.
When a lien is recorded, it attaches to the property's title. The owner cannot sell or refinance the property without first resolving the lien — which gives contractors and suppliers meaningful leverage to recover payment without resorting to a lawsuit.
Michigan Construction Lien Act — Current Law
Michigan's mechanics lien statute is the Construction Lien Act, codified at MCL 570.1101 through MCL 570.1305. It was originally enacted in 1980 and has been periodically updated since.
2023 Amendment — HB 4490: The Michigan Legislature passed House Bill 4490 in 2023, amending several provisions of the Construction Lien Act. The amendments clarified notice requirements and updated certain procedural deadlines. LienForm generates forms that comply with the statute as amended.
Key provisions of the Act include:
- MCL 570.1107: Establishes the construction lien generally — who holds it and against what interest
- MCL 570.1109: Notice of Furnishing requirements for subcontractors and suppliers
- MCL 570.1110: Sworn statement requirements for general contractors
- MCL 570.1111: Recording deadline, required form and contents of the claim of lien, and — under subsection (5) — the 15-day deadline to serve the recorded claim on the designee, owner, or lessee
- MCL 570.1114: Residential written-contract requirement — a contractor's lien on a residential structure depends on a written contract with the owner or lessee
- MCL 570.1116: Discharging a lien by posting a bond for twice the claimed amount
- MCL 570.1117: Enforcement — the 1-year deadline to foreclose the lien
Michigan's structure has two separate deadlines, not a residential/commercial split: a flat 90 days from last furnishing to record the lien, and then a further 15 days after recording to serve a copy on the owner or the designee named in the Notice of Commencement. Missing either one can cost you the lien.
Who Can File a Michigan Mechanics Lien
The Michigan Construction Lien Act grants lien rights to a defined set of parties who contribute labor, materials, or equipment to a construction project:
| Role | Lien Rights |
|---|---|
| General Contractor (direct contract with owner) | Yes — full lien rights without prior notice |
| Subcontractor (contract with GC) | Yes — Notice of Furnishing required within 20 days |
| Sub-subcontractor (contract with sub) | Yes — Notice of Furnishing required within 20 days |
| Material Supplier (supplies to GC or sub) | Yes — Notice of Furnishing required within 20 days |
| Equipment Lessor (rents to GC or sub) | Yes — Notice of Furnishing required within 20 days |
| Design Professionals (architects, engineers) | Yes — under specified conditions |
| Laborers (employed directly) | Yes |
Who cannot file: Suppliers to suppliers (two steps removed from the owner without a direct contract with the contractor) generally do not have lien rights under the Act. Always verify your contractual relationship in the chain.
Michigan Mechanics Lien Deadlines by Role
Missing a Michigan mechanics lien deadline is fatal to your claim. The statute does not allow extensions. The 90-day recording deadline runs from your last day of furnishing labor or materials — not from the date of non-payment or the date the dispute arose — and it is the same 90 days for every role and every project type. Michigan does not give commercial projects a longer period.
| Role | Recording Deadline |
|---|---|
| General Contractor | 90 days from last furnishing |
| Subcontractor | 90 days from last furnishing |
| Sub-subcontractor | 90 days from last furnishing |
| Material Supplier | 90 days from last furnishing |
| Equipment Lessor | 90 days from last furnishing |
What counts as "last furnishing"? The date you last provided labor, materials, or equipment to the project. Warranty work and punch-list items may or may not extend this date depending on the circumstances. Do not include travel days or administrative work.
There is a second deadline after you record. Recording on time is only half of it — under MCL 570.1111(5), within 15 days after recording you must serve a copy of the recorded claim of lien on the designee named in the Notice of Commencement (or, if none was named or the designee has died, on the owner or lessee named there). Service must be personal or by certified mail, return receipt requested — plain first-class mail is not sufficient, and certified-mail service is complete on mailing. Missing this second deadline can make the lien unenforceable even though it was recorded on time.
LienForm's role-aware deadline calculator asks you your role, project type, and last furnishing date — then calculates your exact recording deadline and flags how many days remain.
Notice of Furnishing Requirement
One of the most commonly missed requirements in Michigan construction lien practice is the Notice of Furnishing.
Who must serve it: Subcontractors, sub-subcontractors, material suppliers, and equipment lessors — anyone who does not have a direct contract with the property owner.
Who is exempt: General contractors who have a direct contract with the owner do not need to serve a Notice of Furnishing.
When to serve it: Within 20 days of first furnishing labor or materials to the project. The clock starts on day one of your work, not when you finish.
What happens if you miss it: Your lien rights are not eliminated entirely, but they are limited to work performed after you served the Notice. Work done before you served the Notice falls outside your protected lien claim. For a project where you worked for weeks before realizing you needed the Notice, this can eliminate a substantial portion of your claim.
How to serve it: The Notice of Furnishing must be served on the owner and the general contractor (if applicable). Under MCL 570.1109, service may be made by personal delivery, certified mail, or registered mail.
Best practice: Serve the Notice of Furnishing on the first day you show up to the job, or the day you deliver the first load of materials. Do not wait.
LienForm generates the Notice of Furnishing as part of its Michigan bundle when you indicate your role as subcontractor, sub-subcontractor, or supplier.
County Register of Deeds — Where to File
A Michigan mechanics lien must be recorded with the Register of Deeds in the county where the property is located. This is a physical filing at the county office (though some counties also accept electronic recordings).
Key Michigan counties and their recording information:
| County | Register of Deeds | Recording Fee (approx.) | Website |
|---|---|---|---|
| Wayne County | Coleman A. Young Municipal Center, Detroit | $15–$20/doc | waynecounty.com/deeds |
| Oakland County | 1200 N. Telegraph Rd., Pontiac | $15–$30/doc | oakgov.com/clarkston |
| Kent County | 300 Monroe Ave NW, Grand Rapids | $15–$20/doc | accesskent.com |
| Macomb County | 40 N. Main St., Mt. Clemens | $15–$20/doc | macombgov.org |
| Washtenaw County | 200 N. Main St., Ann Arbor | $15–$25/doc | washtenaw.org |
Recording fees are charged per document and vary slightly by county. As of 2024, most Michigan counties charge approximately $15 for the first page and a per-page fee for additional pages. Call ahead or check the county website to confirm current fees before filing.
What you bring to the Register of Deeds:
- The completed, notarized Claim of Lien form (generated by LienForm)
- Recording fee payment (cash or check accepted at most offices; call ahead for credit card acceptance)
- A self-addressed stamped envelope if you want the recorded original returned by mail
After recording, the Register of Deeds will stamp your document with the liber (book) and page number, which serves as your proof of recording.
What Happens After You File
Serving the owner: After recording your lien, MCL 570.1111(5) requires you to serve a copy of the recorded claim — within 15 days after recording — on the designee named in the Notice of Commencement, or on the owner or lessee if no designee was named. Service must be personal or by certified mail, return receipt requested; ordinary first-class mail does not satisfy this requirement. Keep proof of service — the recorded certified-mail receipt or personal-service record.
Enforcement — the lawsuit deadline: A recorded mechanics lien does not automatically pay you. If the owner still does not pay after the lien is recorded, you must file a lawsuit to enforce (foreclose) the lien. Under the Michigan Construction Lien Act, you generally have 1 year from the date the lien was recorded to file an enforcement action. Missing this deadline may render the lien unenforceable.
How most liens resolve: In practice, many liens resolve before a foreclosure lawsuit is ever filed. A recorded lien clouds the property title, which creates urgency — the owner cannot refinance or sell until the lien is resolved. Many contractors receive payment within weeks of recording.
Discharging the lien: Once you are paid, you should record a Certificate Discharging Construction Lien (MCL 570.1127) with the same Register of Deeds. This clears the cloud from the owner's title. LienForm includes this discharge certificate in the bundle.
How LienForm Works
LienForm generates a complete Michigan mechanics lien bundle in three steps:
- Fill in your project details. Enter the property address, owner information, your company information, the amount owed, and your last furnishing date. Our role-aware system asks the right questions based on whether you are a GC, subcontractor, or supplier.
- Preview your documents. Review the generated lien form before downloading. Confirm all details are correct. For subcontractors and suppliers, your bundle will automatically include the Notice of Furnishing if you have not yet filed one.
- Download and file. Download your complete PDF bundle instantly. No account required. The bundle includes the Claim of Lien, a deadline confirmation, county recorder filing instructions, an affidavit of proof of service, and a certificate discharging the lien once you're paid.
Your bundle includes: Claim of Lien · Deadline confirmation · County filing instructions · Affidavit of proof of service · Certificate discharging construction lien · Notice of Furnishing (if required for your role) · Project information record
No account required. Instant download.
Michigan Mechanics Lien FAQ
How much does it cost to file a mechanics lien in Michigan? ▾
MechanicsLienForm's document bundle is $24.99. On top of that, the county recording fee is typically $15–$30 per document (varies by county and number of pages). Wayne County charges approximately $15 for the first page; Oakland and Kent are similar. There are no state filing fees beyond the county recording fee.
For context: attorneys typically charge $300–$1,500 to prepare and file a mechanics lien in Michigan. Commercial lien filing services charge $150–$400. Generating the form yourself through MechanicsLienForm costs $24.99 plus the $15–$30 recording fee at the recorder's office.
Can a homeowner file a mechanics lien in Michigan? ▾
No. Under MCL 570.1107, mechanics lien rights belong to contractors, subcontractors, material suppliers, equipment lessors, laborers, and certain design professionals who have provided labor, materials, or services to a construction project. A property owner cannot file a mechanics lien against their own property.
If you are a homeowner dealing with a lien filed against your property by a contractor or supplier, you have several options:
- Pay the valid amount owed to discharge the lien
- Post a bond (in the penal sum of twice the lien amount, MCL 570.1116) to discharge it from title
- Challenge the lien in court if it is invalid or overstated
- Wait — if the lienor doesn't sue within 1 year of recording, the lien expires
Consult a Michigan construction attorney if a lien has been filed against your property.
Can I remove a mechanics lien from my Michigan property? ▾
Yes. A Michigan mechanics lien can be removed several ways:
- Pay the claimant. Once paid, the contractor records a Lien Release with the Register of Deeds, clearing the title. This is the most common resolution.
- Post a lien bond. You can file a bond in the penal sum of twice the lien amount (MCL 570.1116). This discharges the lien from the property and transfers the claim to the bond. The property is free to sell or refinance.
- Challenge the lien in court. If the lien is defective (wrong amounts, missed deadlines, improper notice), you can petition to have it discharged.
- Wait it out. If the lienor fails to file an enforcement lawsuit within 1 year of recording, the lien expires automatically and can be removed from title.
Consult a Michigan construction attorney for advice specific to your situation.
What if my Michigan mechanics lien deadline has already passed? ▾
If the 90-day lien filing deadline has passed, you cannot file a valid mechanics lien. This deadline is the same for every role and every project type — the Michigan Construction Lien Act does not allow extensions or late filings.
However, you may still have other options to recover payment:
- Breach of contract lawsuit — the statute of limitations for contract claims is 6 years in Michigan. File suit in circuit court (or district court for smaller amounts).
- Small claims court — for amounts up to $7,000, Michigan small claims court is faster and cheaper than circuit court.
- Payment bond claim — on public projects, you may be able to claim against the contractor's payment bond even after the lien deadline.
- Contractor licensing complaint — unlicensed work or non-payment can be reported to the Michigan Department of Licensing and Regulatory Affairs (LARA).
- Demand letter / negotiation — a formal demand letter from an attorney often prompts payment even without a lien.
Do not wait. Consult a Michigan construction attorney immediately if your lien deadline has passed — other remedies also have deadlines.
Do I need an attorney to file a Michigan mechanics lien? ▾
No. Michigan law does not require an attorney to file a mechanics lien. Many contractors file liens themselves every year. The key requirements are:
- Complete the form accurately with the correct parties and amounts
- Get it notarized before filing
- File within the statutory deadline (90 days)
- Serve a copy on the designee or owner within 15 days after recording, by personal service or certified mail
MechanicsLienForm handles the form generation and deadline calculation. You handle notarization and filing at the Register of Deeds.
That said, for complex disputes — especially if the lien is likely to be contested, if you're dealing with a public project, or if litigation is likely — hiring a Michigan construction attorney is worth the investment.
What is the difference between a Michigan mechanics lien and a vehicle lien? ▾
They are completely different legal instruments filed with different government offices:
| Type | Filed With | Statute | Purpose |
|---|---|---|---|
| Construction lien | County Register of Deeds | MCL 570.1101 | Unpaid construction work on real property |
| Vehicle lien (BDVR-35) | Secretary of State | MCL 440.9301 | Security interest in a motor vehicle |
If you are looking to place a lien on a vehicle (e.g., for unpaid auto repair), you need the BDVR-35 form from the Michigan Secretary of State, not this form.
Content reviewed for accuracy against MCL 570.1101–570.1305 (as amended 2023). This is not legal advice. Consult a licensed Michigan attorney for advice specific to your situation.
Michigan's two-step structure — a flat 90-day deadline to record, then a separate 15-day deadline to serve the recorded claim on the owner or designee — is easy to get half right: claimants who record on time can still lose the lien by missing the second deadline. Compare it against California, Texas, Arizona, Georgia, Ohio, or Washington if your project isn't in Michigan, or use the mechanics lien form guide to identify the right document first.