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File & Enforce Contractor Liens Statewide
Illinois Mechanics Lien Attorney
Not paid on a private Illinois construction project? Emalfarb Law LLC helps contractors, subcontractors, and material suppliers preserve lien rights, meet statutory deadlines, and recover what they are owed.
Last updated: February 2026
Not Paid on a Private Illinois Project?
When you perform work or supply materials for a private construction project in Illinois and do not get paid, the Illinois Mechanics Lien Act (770 ILCS 60) gives you a powerful remedy: the right to place a lien on the improved property. A mechanics lien encumbers the real estate, creates leverage against the property owner, and — if necessary — allows you to foreclose and force a judicial sale to satisfy the debt.
But lien rights are not self-executing. Illinois imposes strict notice deadlines, recording requirements, and service rules that must be followed precisely. Missing a single step can permanently forfeit your claim. That is why early engagement with an experienced mechanics lien attorney is critical — the earlier we get involved, the more options we can preserve.
Whether you are a general contractor owed six figures on a commercial build or a material supplier with $15,000 in unpaid invoices on a residential remodel, the legal framework is the same. The question is whether you have complied with the Act's requirements — or still have time to do so.
Who Mechanics Liens Help: Contractors, Subs, and Suppliers
The Mechanics Lien Act protects a broad range of parties who contribute to the improvement of private property. Each role has different notice requirements and deadlines under the statute.
General Contractors
Direct contract with the property owner. No preliminary notice required in most cases. Must record the lien claim within four months of last furnishing and enforce within two years.
Subcontractors
Must serve a Section 24 notice on the property owner within 90 days of last furnishing. The lien amount is limited to the amount the owner owes the GC at the time notice is served.
Material Suppliers
Material suppliers who furnish to the GC or a subcontractor have lien rights but must comply with notice requirements. Suppliers to subcontractors must serve Section 24 notice within 90 days.
Illinois Lien Deadlines and Notices
The Mechanics Lien Act imposes a series of overlapping deadlines. Missing any one of them can eliminate your lien rights entirely. Here is the framework — consult the full deadline reference for details specific to your situation.
Section 24 Notice (Subs & Suppliers)
Subcontractors and suppliers without a direct owner contract must serve written notice on the property owner within 90 days of their last date of furnishing labor or materials.
Record Lien Claim
The verified lien claim must be recorded with the county recorder within four months after the claimant's last date of furnishing labor or materials to the project.
Enforce by Foreclosure
A foreclosure suit must be filed within two years of the last date of work or material delivery. If the owner serves a Section 34 demand, the window shrinks to just 30 days.
What We Do: Compliance, Filing, and Enforcement
Emalfarb Law LLC handles every phase of the mechanics lien process — from the initial compliance review through recording, negotiation, and litigation if necessary. Here is what our representation typically includes:
Rights Assessment
We review your contracts, invoices, and project timeline to confirm whether lien rights exist, which deadlines apply, and what notices are required. If the project is public rather than private, we identify the correct remedy — bond claim or lien on funds.
Notice Compliance
For subcontractors and suppliers, we prepare and serve the Section 24 notice within the 90-day window. We verify the notice reaches the correct parties and document proof of service to protect against challenges.
Lien Preparation and Recording
We draft the verified lien claim with all required statutory information, record it with the appropriate county recorder, and serve copies on the owner and other required parties within the four-month deadline.
Negotiation and Demand
Once the lien is recorded, we send a formal demand to the property owner and general contractor. In many cases, the pressure of a recorded lien — which clouds title and blocks sales or refinancing — leads to prompt payment or a negotiated resolution.
Foreclosure and Litigation
If negotiation fails, we file a foreclosure action to enforce the lien. We also defend against Section 34 demands and respond to any challenges to the lien's validity.
Documents to Gather Before We File
Having complete documentation ready when you contact us accelerates the process and strengthens your claim. Gather the following before your initial consultation:
For more detail on preserving your documentation from the start of a project, see our guide on securing construction receivables in Illinois.
Frequently Asked Questions
Related Illinois Construction Payment Resources
Protect Your Lien Rights — Talk to an Attorney Today
Mechanics lien deadlines in Illinois are strict and unforgiving. If you are not getting paid on a private construction project, contact Emalfarb Law LLC to evaluate your rights, preserve your deadlines, and take action to recover what you are owed.