Illinois Mechanic Lien Attorneys

Strict Statutory Deadlines With No Extensions

Illinois mechanic lien law imposes a series of overlapping deadlines measured from your "last date of furnishing" labor or materials. Subcontractors must serve a Section 24 notice to the owner within 90 days. On owner-occupied residential projects, a separate 60-day notice is required. Every contractor must record the lien claim within four months of their last furnishing date. And once recorded, you have two years to file a foreclosure action or the lien expires. These deadlines are jurisdictional — courts cannot extend them, and equitable arguments will not save a late filing.

Different Rules for Different Parties

The Mechanics Lien Act does not treat all claimants the same. General contractors, subcontractors, sub-subcontractors, material suppliers, equipment lessors, and design professionals each face different notice requirements, different lien amount calculations, and different procedural traps. For example, a subcontractor's lien is limited under Section 21 to the amount the owner owes the general contractor at the time of notice — meaning your lien can be worth zero if the owner has already paid the GC, even if you haven't received a dime. Understanding these party-specific rules is essential to building a viable claim.

Public Projects Require a Completely Different Approach

You cannot file a mechanic lien against government-owned property in Illinois. If you performed work on a public construction project — a school, road, municipal building, or state facility — your remedy is either a payment bond claim under the Illinois Public Construction Bond Act (30 ILCS 550) or a lien on public funds under the Contractor Prompt Payment Act (50 ILCS 505). Each has its own notice and timing requirements that differ from private project liens. Confusing the two frameworks is a common and costly mistake. Learn more about the differences between public and private project remedies.

Section 34 Demands Can Force Immediate Action

Property owners have a powerful defensive tool under Section 34 of the Act. After a lien is recorded, the owner can serve a written demand requiring the lien claimant to file a foreclosure suit within 30 days. If the claimant fails to file within that window, the lien is automatically forfeited — permanently. This creates an urgent timeline that requires immediate legal attention when a Section 34 demand is received.

When Negotiation Fails: Contractor Collections

Not every construction payment dispute involves a viable lien claim. When deadlines have passed or the project doesn't qualify for a mechanic lien, our contractor collections practice pursues recovery through demand letters, breach of contract claims, and other litigation strategies. Whether you are an unpaid contractor dealing with a non-paying customer or a supplier owed for delivered materials, we evaluate every available legal tool to recover your money.