File, Enforce & Protect Your Lien Rights Under 770 ILCS 60
Illinois Mechanic Lien Services
Haven't been paid on an Illinois construction project? A mechanic lien is your strongest legal remedy. Our attorneys have filed and enforced mechanic liens across Illinois since 1977. Every deadline is strict — act now to preserve your rights.
Who We Help
We represent every party in the construction payment chain who has furnished labor, materials, or services on an Illinois project and has not been paid. Our clients include:
General Contractors
Direct contracts with owners. We file and enforce liens when owners refuse to pay or withhold retainage.
Subcontractors
Notice obligations are strict. We handle Section 24 notices, 60-day residential notices, lien filings, and enforcement.
Material Suppliers
Last delivery date triggers your deadlines. We protect supplier lien rights and Trust Fund Act claims.
Architects & Engineers
Design professionals who provide labor, services, or materials for Illinois construction projects have mechanic lien rights under 770 ILCS 60.
Equipment Lessors
If you leased equipment for use on an Illinois construction project and haven't been paid, you may have lien rights under the Mechanics Lien Act.
UCC Lenders
Construction lenders with UCC security interests need to understand how mechanic lien priority affects their collateral. We help with lien subordination and waivers.
Whether your project is in Chicago, the North Shore suburbs, or anywhere else in Illinois, the statutory requirements are the same and the deadlines are unforgiving.
Not sure which remedy applies to your project? See our guide to subcontractor lien rights or learn more about the role of a mechanic lien attorney.
Preserving Your Lien Rights
Illinois mechanic lien rights are not self-executing. You must take specific steps within strict timeframes or your rights expire permanently. The Mechanics Lien Act (770 ILCS 60) imposes a series of overlapping deadlines that vary depending on your role and whether the project is residential or commercial.
The consequences of a missed deadline are absolute. Illinois courts have consistently held that compliance must be exact — there is no equitable tolling, no "substantial compliance," and no second chance. This is why our attorneys begin the deadline analysis on the day you contact us.
60-Day Residential Notice
Subcontractors on owner-occupied, single-family homes must provide written notice within 60 days of first furnishing labor or materials.
60-day notice details90-Day Section 24 Notice
Subcontractors and suppliers generally must serve notice on the property owner within 90 days of their last furnishing date. Exceptions may apply for parties on the GC's sworn statement.
Section 24 notice guide4-Month Recording Deadline
The lien must be recorded with the County Recorder of Deeds within 4 months of the claimant's last furnishing date. Miss this deadline and your lien rights are gone.
4-month deadline details2-Year Enforcement Window
A foreclosure lawsuit must be filed within 2 years of the last furnishing date — unless shortened by a Section 34 demand to just 30 days.
Foreclosure requirementsFor a complete breakdown of every deadline organized by claimant role, visit our mechanic lien deadlines reference page or use our deadline calculator to estimate your specific dates.
Serving Required Notices
Before you can record a mechanic lien in Illinois, you may need to serve one or more notices depending on your role and the type of project. Failing to serve the correct notice — or serving it late — permanently destroys your lien rights even if you are owed legitimate payment.
Our attorneys prepare and serve every required notice with verified delivery to ensure strict compliance. We handle:
- Section 24 notices to property owners for subcontractors and suppliers (90-day deadline)
- 60-day residential subcontractor notices on owner-occupied single-family properties
- Notice of recording after the lien is filed (must be served within 30 days)
- Sworn statements and contractor payment affidavits when required by the owner or lender
Learn more about notice requirements in our Section 24 notice guide and 60-day residential notice page.
Filing and Recording Your Mechanic Lien
Recording a mechanic lien in Illinois requires a verified claim that meets every statutory specification. The claim must include the correct property description, the property index number (PIN), the name of the owner, a description of the contract, and the balance due. A single error can render the entire lien unenforceable.
We prepare and record mechanic liens in every county across Illinois, including Cook County (Chicago), Lake County, DuPage County, Will County, and McHenry County. Our process includes:
- Verifying the legal description and PIN against county records
- Confirming the correct owner of record and chain of title
- Drafting a verified claim for lien that satisfies 770 ILCS 60/7
- Recording the claim with the County Recorder of Deeds
- Serving notice of recording on the property owner within 30 days
For a detailed walkthrough, see our step-by-step guide to filing a mechanic lien in Illinois.
Enforcing Your Lien Through Foreclosure
Recording a lien is not the final step — it is leverage. If the property owner or general contractor still refuses to pay after the lien is recorded, enforcement requires filing a foreclosure lawsuit in the circuit court of the county where the property is located. The complaint must name the owner, the general contractor, and every party with a recorded interest in the property.
The standard enforcement window is two years from the claimant's last furnishing date. However, a property owner can serve a Section 34 demand that compresses that window to just 30 days. If you have received a Section 34 demand, contact us immediately — you may have as little as 30 days to file suit or lose your lien permanently.
If the lien is sustained at trial, the court may order a judicial sale of the property to satisfy the claim. Our firm handles the entire enforcement process, from demand letters through trial and judgment collection.
Read more about the mechanic lien foreclosure process in our detailed guide.
When to Hire a Mechanic Lien Attorney
The best time to engage an attorney is before your first deadline approaches — ideally within days of your last work on the project. However, we routinely help clients who come to us with deadlines already approaching. The key scenarios where legal counsel is essential:
You stopped work and have not been paid
The clock starts on your last furnishing date. Every day of delay narrows your options.
You received a Section 34 demand letter
You may have only 30 days to file a foreclosure suit or lose your lien entirely.
The owner disputes the amount owed
Lien amount calculations in Illinois are complex, especially for subcontractors. Errors can invalidate the lien.
The property is being sold or refinanced
A recorded lien clouds the title and creates leverage — but you must be ready to enforce or negotiate.
Your project may be public
Public property cannot be liened. You may need a bond claim or lien on public funds instead.
Learn more about how our firm handles mechanic lien cases on our mechanic lien attorney page.
Why Choose Our Firm
Since 1977, our firm has focused on Illinois construction law and mechanic lien practice. We have filed and enforced liens in every major county across Illinois and litigated lien disputes through trial and appeal. What sets us apart:
- Decades of experience with the Illinois Mechanics Lien Act (770 ILCS 60)
- We handle every step — from deadline analysis and notice preparation through lien recording and foreclosure
- We represent contractors, subcontractors, and suppliers across all trades and project sizes
- Proven track record of lien recoveries across Cook, Lake, DuPage, Will, and McHenry counties
- Free initial deadline review — we will tell you where you stand before you spend a dollar
- Author of the Illinois Construction Law Manual — we literally wrote the book
Illinois Mechanic Lien Resources
Mechanic Lien Deadlines
Every deadline by role: 60-day, 90-day, 4-month, and 2-year windows
Deadline Calculator
Estimate your specific deadlines based on your last furnishing date
How to File a Mechanic Lien
Step-by-step guide to preparing, recording, and serving a lien
Mechanic Lien Attorney
How our attorneys help at every stage of the lien process
Subcontractor Lien Rights
Section 24 notice, residential rules, and lien amount limits
Section 24 Notice Guide
90-day notice requirements for subcontractors and suppliers
4-Month Recording Deadline
Record within four months or permanently lose priority
Lien Foreclosure
How to enforce your recorded lien through a foreclosure lawsuit
Chicago Mechanic Lien Attorney
Filing and enforcing liens in Chicago and Cook County
Payment Bond Claims
Alternative remedy for public projects under 30 ILCS 550