Mechanics’ Lien Law in Maryland

A Powerful Legal Remedy used by Maryland Building Contractors and Suppliers to Resolve Payment Disputes

A mechanics’ lien claim in Maryland is a statutory remedy for contractors, subcontractors and material suppliers who have not been paid for construction work or building materials they have provided in connection with the construction of a building or other improvement to real property. A mechanics’ lien claim, if successful, results in the establishment of a lien against the real property (the land and buildings thereon) where the work or materials were provided. The lien can be used by a Maryland construction lawyer to force a sale of the real property as a source of monetary funds to satisfy the amount due for the construction work or building materials provided. The original rational in this country for creating this mechanic’s lien law statutory remedy was to encourage contractors, subcontractors and material suppliers to provide work and materials in connection with the construction of Washington D.C. The federal government’s credit was not as good back then as it is today.

Notice of Intent to Seek Mechanics’ Lien  – 120 days

Under Maryland’s mechanics’ lien law, a subcontractor (any contractor or material supplier who does not have a contractual relationship directly with the owner) must serve a “Notice of Intention to Claim a Lien” on the owner of the property within 120 days from the last day they performed work or supplied materials on the project.

Petition for Mechanics’ Lien – 180 days

In order to establish a mechanics’ lien, a contractor or subcontractor, must file a “Petition for Mechanic’s Lien” in court within 180 days from the last day they performed work or supplied materials on the project.

Last Day Work Performed or Materials Supplied

Sometimes performing follow up warranty repair work or punch list items, even if performed long after the main work is completed, can constitute the last day. However, don’t take chances. Contact a mechanics’ lien law attorney at Cowie Law Group, P.C. early for a free consultation.

Be Specific in Mechanics’ Lien Documentation

The “Notice of Intention to Claim a Lien” and the “Petition for Mechanic’s Lien,” referenced above, must contain specific informayion and documentation as speciied in the Mechanics’ Lien Statute. Failure to timely include all the required information and documentation can result in the failure to obtain a lien.

Properties Subject to a Mechanics’ Lien – 15% Rule

Under Maryland law, mechanics’ liens can be placed on private property relative to construction work or renovations that increase the value of the property by 15%: “every building erected and every building repaired, rebuilt, or improved to the extent of 15 percent of its value” is subject to the establishment of a mechanics’ lien to satisfy payment of all debts.  In new construction this threshold is always satisfied .  It doesn’t matter how small your portion of the work or materials may be, it’s the value of the entire improvement that counts under Maryland’s mechanics’ lien law.

Mechanics’ Lien Rationale

In Maryland, a mechanics’ lien proceeding is “in rem” (i.e., that means the claim is against the property and not any specific person). Only the real property where the work was performed is subject to the lien. This is to be distinguished from an “in personam” proceeding (i.e., an action against the person) where a judgment against a defendant subjects all of the defendant’s property (e.g., bank accounts, personal property, etc.) to satisfaction of the judgment. An example of an in personam proceeding would be an action for breach of contract against the owner of the property for failure to pay for work performed. A contractor or subcontractor, who brings a mechanics’ lien claim against the property, may also have a Maryland construction law attorney maintain a simultaneous in personam claim against the property owner and others who might be liable, if such an action is available.

Because a mechanics’ lien claim is against the property where the work was performed and not against the property owner personally, the property of the owner may be subjected to the lien of an unpaid subcontractor, even though the owner has no agreement to pay the subcontractor and may not even have known that the subcontractor performed any work on his or her property until receiving notice of the subcontractor’s intention to file a mechanics’ lien claim. For example, if an owner enters into an agreement with a contractor to construct a building on the owner’s property, the contractor may, in turn, enter into a subcontract agreement with a roofing subcontractor to install a roof on the building. If the general contractor fails to fully pay the roofing subcontractor for its work of installing the roof, the roofing subcontractor’s remedy is not merely limited to suing the contractor for breach of contract. Instead, under maryland’s mechanics’ lien law, the roofing subcontractor may also seek to establish a mechanics’ lien against the owner’s property in the amount of the unpaid balance due for the roofing work.

The Maryland’s mechanics’ lien law imposes legal requirements that are designed to give the owner notice of unpaid subcontractor claims shortly after they arise. However, with the exception of single-family homes, the burden falls on the owner to make sure all subcontractors have been paid before making final payment to the contractor.

Of note, the mechanics’ lien statute refers to what we would normally think of as a general contractor simply as “contractor”. See Maryland Annotated Code, Real Property Article § 9-101(d).

The general purpose of the mechanics’ lien statute is to protect labor and material suppliers in the construction industry. Riley v. Abrams, 287 Md. 348, 357, 412 A.2d 996 (1980). The Notice of Intention to Claim a Lien, however, is required for the protection of the property owner because of the significant property interest that is at stake. Barr , 277 Md. at 36-37, 353 A.2d 222. The “Notice of Intention to Claim a Lien”  informs the property owner of the nature and amount of the claim of the subcontractor that is intended to be fixed as a lien upon the owner’s property. This notice allows the owner  an opportunity to retain the money payable to the general contractor, to ensure payment to the subcontractor. District Heights Apts. v. Noland Co., 202 Md. 43, 51, 95 A.2d 90 (1952). This sum of money may then be applied by the owner to the payment of the lien which may be filed against the property.

Mechanics’ Lien Waivers

An owner can require a contractor to obtain signed mechanics’ lien releases from all subcontractors and material suppliers on a project for work performed and materials supplied. These releases will protect owners and contractors from mechanics’ liens.

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Cowie Law Group, P.C. is a construction law firm with  mechanics’ lien law attorneys and lawyers  practicing construction law in Maryland and the District of Columbia.  The experienced construction lawyers at Cowie Law Group, P.C. provide legal advice and legal representation on construction law issues to owners, developers, subcontractors, material suppliers, design professionals and construction lenders. As a result of our law firm’s experience in construction law matters, we are often called upon to work with and assist clients from all over the United States with their construction law matters in Maryland and Washington, DC, including the resolution payment disputes arising out of construction projects through mechanics’ liens claims, bond claims (payment and performance bond surety claims), Miller Act and Little Miller Act claims and other legal claims.