Mechanics lien law
Indiana lien deadlines for contractors
Updated · Checked against primary sources
The short answer
In Indiana, record a sworn statement and notice of intention to hold a lien within 90 days after last performing labor or furnishing materials, or within 60 days on Class 2 (one and two family) residential structures. Suppliers and subs on owner-occupied homes must send early notices of 30 or 60 days. Sue to foreclose within 1 year after recording.
The deadlines
| Step | Rule |
|---|---|
| Preliminary notice: who | Commercial: no preliminary notice. Residential: anyone furnishing labor, materials or machinery on credit to someone other than the owner (subs, suppliers) on (1) alteration or repair of an owner-occupied single or double family dwelling, or (2) original construction of a single or double family dwelling for the owner's occupancy. Contractors dealing directly with the owner are exempt. |
| Preliminary notice: when | Alteration or repair of owner-occupied single or double family dwelling: written notice to the occupying owner within 30 days after first delivery or labor (32-28-3-1(h)). Original construction of single or double family dwelling: written notice to the owner and a copy filed with the county recorder within 60 days after first delivery or labor (32-28-3-1(i)). (These notices are a condition precedent to acquiring a lien.) |
| File or register the lien | File in duplicate a sworn statement and notice of intention to hold a lien with the county recorder within 90 days after performing labor or furnishing materials or machinery; within 60 days for work on a Class 2 structure (as defined in IC 22-12-1-5) or an auxiliary improvement on the same real estate (32-28-3-3). Same for primes and subs. |
| Enforce or perfect it | File a complaint to enforce within 1 year after the notice of intention to hold a lien was recorded, or after expiration of a written, recorded credit; otherwise the lien is void (32-28-3-6). If the owner or an interested party sends written notice to foreclose, suit must be filed within 30 days after receipt or the lien is void (32-28-3-10). |
| Residential jobs | Class 2 structures get a shorter 60-day lien filing window. A written, acknowledged no-lien contract for Class 2 work recorded within 5 days after execution can bar subcontractor liens (32-28-3-1(e) to (f)). An innocent purchaser of a new single or double family dwelling takes free of an original-construction lien unless it was recorded before the deed (32-28-3-1(j)). |
Other notices and rules
- Notice to file foreclosure action (32-28-3-10): owner or interested party can force suit within 30 days after the lienholder receives notice.
- The county recorder mails one duplicate of the lien to the owner within 3 business days after recording (32-28-3-3(d)).
Common questions
- Do I need to send a preliminary notice in Indiana?
- Commercial: no preliminary notice. Residential: anyone furnishing labor, materials or machinery on credit to someone other than the owner (subs, suppliers) on (1) alteration or repair of an owner-occupied single or double family dwelling, or (2) original construction of a single or double family dwelling for the owner's occupancy. Contractors dealing directly with the owner are exempt. Alteration or repair of owner-occupied single or double family dwelling: written notice to the occupying owner within 30 days after first delivery or labor (32-28-3-1(h)). Original construction of single or double family dwelling: written notice to the owner and a copy filed with the county recorder within 60 days after first delivery or labor (32-28-3-1(i))..
- How long do I have to file a lien in Indiana?
- File in duplicate a sworn statement and notice of intention to hold a lien with the county recorder within 90 days after performing labor or furnishing materials or machinery; within 60 days for work on a Class 2 structure (as defined in IC 22-12-1-5) or an auxiliary improvement on the same real estate (32-28-3-3). Same for primes and subs.
- How long does a Indiana lien last before I have to enforce it?
- File a complaint to enforce within 1 year after the notice of intention to hold a lien was recorded, or after expiration of a written, recorded credit; otherwise the lien is void (32-28-3-6). If the owner or an interested party sends written notice to foreclose, suit must be filed within 30 days after receipt or the lien is void (32-28-3-10).
General information from the statutes cited below, checked 2026-09-24. Lien law is strict and details depend on your role and contract. Confirm with a construction lawyer in Indiana before relying on a deadline. Read from the 2025 Indiana Code on Justia (official iga.in.gov viewer would not render). Filing deadlines are in 32-28-3-3, not 32-28-3-1. No 2024 to 2026 amendments appear in the section histories shown (latest: P.L.81-2020 for 3-1, P.L.45-2016 for 3-6, P.L.196-2019 for 3-10).
Where Pavado comes in
How Pavado builds a CRM around your jobs
Lien rights are usually lost to a calendar, not a court. We build CRMs that start each job's notice and lien clocks from its real start and completion dates and remind you before every deadline, so the rights you earned by doing the work are still there when a customer stops paying.
Instead of bending your shop around someone else's software, we build the system around how your jobs actually move, and connect it to what you already use.
- Your pipeline, your stages. From first call to paid invoice, set up the way your team already works.
- Automations for the busywork. Follow-ups, reminders and handoffs that happen without anyone remembering.
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- Connected to your stack. QuickBooks or Xero, Gmail or Outlook, payments and e-sign, plus thousands more through Zapier and an API.
- 1.Book a free demo and walk us through how a job moves today.
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The first conversation and a scoped proposal are free, and we will tell you early if we are not the right fit.
Go deeper
- GuideWhen to File a Construction Lien: 2026 DeadlinesFile while the clock runs: 30 to 60 days in Canada (60 in Ontario), 90 to 180 in most US states, counted from completion. Registering costs $200 to $500.
- GuideCustomer Short Paid the Final Invoice: 5 MovesBefore you chase the balance, decide whether to deposit the cheque. In the US, cashing one marked 'paid in full' can legally erase what you are owed.
- GuideHow to Collect a Contractor Deposit: 5 RulesMake the deposit due 3 to 5 business days before the start date, size it to your upfront spend, and check state caps: California's is $1,000, not $10,000.
- GuideProgress Payment Schedule: 6 Rules That Get PaidEight states cap what you can collect up front. California's limit is $1,000. How to build a draw schedule under your legal ceiling and stay cash positive.
Other states
- USAlabama lien deadlines
- USAlaska lien deadlines
- USArizona lien deadlines
- USArkansas lien deadlines
- USCalifornia lien deadlines
- USColorado lien deadlines
Sources
- Ind. Code 32-28-3-1 (who may lien; residential notices)
- Ind. Code 32-28-3-3 (notice of intention to hold lien; 90/60 days)
- Ind. Code 32-28-3-6 (enforcement within 1 year)
- Ind. Code 32-28-3-10 (30-day notice to foreclose)
Cite this page
Pavado, “Indiana Lien Deadlines 2026: Notice and Filing”, https://www.pavadotech.com/lien-deadlines/indiana, updated 2026-09-24.