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A mechanic's lien is a legal document used by contractors, subcontractors, and suppliers to secure payment for work completed on a construction project. Filing a mechanic's lien essentially states that:
- You're owed money for services provided
- You're expecting payment by a specific date
- You'll proceed with litigation if you don't receive payment by that date
While a lien is in place, it restricts the owner from selling, refinancing, or transferring the property without paying you. That pressure makes liens one of the most powerful payment tools available—especially for subcontractors and suppliers.
Mechanic's lien laws vary significantly by state, with different rules governing who can file a lien, what notices are required, and timelines for filing and enforcement. This guide covers the essentials of Maryland's mechanic's lien laws to help you protect your right to payment.
Not required
Not required
Not required
Not required
Must send a Notice of Intention to Claim a Lien within 120 days after the last day of furnishing work/materials
Must send a Notice of Intention to Claim a Lien within 120 days after the last day of furnishing work/materials
Within 180 days after the last day of work
Within 180 days after the last day of work/delivering materials
Within 180 days after the last day of work
Within 1 year after the petition to establish the lien was filed
Within 1 year after the petition to establish the lien was filed
Within 1 year after the petition to establish the lien was filed
Unpaid contract balance
Unpaid value of labor, materials, or equipment furnished
Unpaid wages for labor performed
Governed by the 2024 Maryland Statutes, Real Property Laws, Title 9, Subtitle 1, Maryland mechanic's liens only apply to private projects. (Public work cannot be liened. If you're unpaid on public work, recovery is handled through a payment bond claim under Maryland's Little Miller Act.)
One of the most important nuances of Maryland lien law is the Notice of Intention to Claim a Lien requirement. If you're a subcontractor, supplier, or laborer, you must send this notice within 120 days of last furnishing for labor or materials. Missing this deadline permanently eliminates lien rights, even if all other requirements are met.
Here's how the rest of the process works.
In Maryland, mechanic’s lien rights extend to parties who perform work or furnish materials for a private improvement, including:
- General (original) contractors
- Subcontractors and lower-tier subcontractors
- Material suppliers and vendors
- Laborers and tradespeople
- Equipment lessors (with or without an operator)
- Building or landscape architects
- Engineers and land surveyors
- Certified interior designers providing interior construction services
To be eligible for a mechanic's lien in Maryland, your work must contribute to erecting, repairing, rebuilding, or improving at least 15% of the value of a structure (25% if it’s a tenant improvement project).
Here are some examples of what’s considered lienable and what isn’t.
Lienable Work in Maryland
- Construction, repair, or rebuilding of buildings
- Drilling and installation of water wells
- Swimming pool or fencing installation
- Sodding, seeding, and planting
- Grading, filling, landscaping, and paving
- Architectural, engineering, and land surveying services
- Certified interior design services related to construction
- Leasing construction equipment (with or without an operator)
- Installation of waterlines, sewers, storm drains, or streets for developments
- Construction or repair of machines, wharves, and bridges
Non-Lienable Work in Maryland
- Work on public projects
- Work where the legal title transferred to a bona fide purchaser before the lien was established
- Work fully paid by the owner before receiving a required subcontractor notice
Before filing a mechanic’s lien in Maryland, make sure you’ve met the 120-day Notice of Intent filing requirement if it applies (we’re looking at you, subcontractors, suppliers, and laborers).
Deadline to File
All lien claimants—GCs, subcontractors, suppliers, and laborers—must file their lien within 180 days after the last day of work completed or materials provided.
Filing Requirements
- Filing location: File a Petition to Establish a Mechanic’s Lien in the circuit court in the county where the property is located.
- Form requirements: As outlined in MD Real Property Code § 9-105, the petition must include:
- Claimant’s name and address
- Owner’s name and address
- Description of work or materials furnished
- The date of work completed or materials furnished
- Payer’s name (the person who hired the claimant)
- Amount of lien claim after all credits have been given
- General property/land description
- Affidavit verifying lien claim amount
- Copies of contracts or invoices (or explanation if unavailable)
- Subcontractors, suppliers, and laborers only: Proof that the Notice of Intention to Claim a Lien was properly served
- Verification: Required by affidavit under MD Real Prop. Code § 9-105(a)(2).
- Filing fee: Yes, but specific fees vary by county.
Service Requirements
Maryland does not require lien claimants to separately serve a recorded lien. Service is handled through the court process after the petition is filed.
All routes to enforce a Maryland mechanic’s lien start with filing the petition in the county’s circuit court, which initiates legal action.
Enforcement Requirements
- Enforcement deadline: Must file a petition to enforce the lien within one year after the petition to establish the lien was filed.
- Filing location: Circuit court in the county where the property is located (same lien proceeding).
- Lien priority: If the property is sold and the proceeds aren’t enough to pay all mechanic’s lien claimants, Maryland treats the available proceeds as one fund and pays mechanic’s lien claimants pro rata, meaning each claimant is paid in proportion to their lien amount (MD Real Prop. Code § 9-108).
Lien Release Requirements
Once the lien is paid or otherwise resolved, the claimant must file a written release or satisfaction in the same circuit court action. Maryland law doesn’t set a specific deadline, but the release should be filed promptly.
If the lien is attached to land in another county under MD Real Prop. Code § 9-107, a corresponding release should also be filed in that county.
- Unified workflow: Manage lien rights within your billing and collections workflow to keep payment context in one place.
- Automated compliance: Automatically track critical deadlines and milestones based on each state's lien laws.
- Meaningful visibility: View the lien protection status for each project to identify and mitigate risk.
- Document creation: Generate state-specific lien notices instantly using existing project data
- Integrated delivery: Send notices via certified mail directly from Siteline to streamline delivery.
Interior designers must be certified to claim lien rights per Maryland lien laws, but all other parties aren’t mandated to do so. That being said, it’s generally best practice to obtain a license before project work starts.
Yes, subcontractors, lower-tier subcontractors, and suppliers can all file mechanic’s liens in Maryland.
No, Maryland’s lien deadlines are fixed by statute and cannot be shortened by owner filings or contract terms.
Yes, for subcontractors, suppliers, and laborers only. You must send a Notice of Intention to Claim a Lien within 120 days of the last furnishing of labor or materials. Per MD Real Property Code § 9-104, the form must include:
- The claimant’s name and signature
- A description of the property
- The lien claim amount
- A brief description of work, services, or materials
- The date of work performed/materials delivered
- The owner or GC’s name
This notice must also be sent by certified (or registered) mail, personally delivered, or posted to the property’s door.
General contractors are not required to send this notice.
No, construction teams don’t need to send a preliminary notice for a Maryland mechanic’s lien.
There are no specific lien waiver forms to complete in Maryland. Clearly state the amount being waived and the applicable property for work performed. For more information, review our Maryland lien waiver guide here.
In Maryland, parties can lien for the full amount of their contracted work. This can include labor, services, or materials supplied on the job. It’s important to note that the GC must first deduct lien claim amounts from subcontractors and suppliers.
Generally speaking, attorneys’ fees, interest, and consequential damages cannot be included in the lien amount unless later awarded by the court.
A written contract isn’t required for parties to file a Maryland mechanic’s lien. However, it’s in your best interest to have one as it makes it easier to prove your claim in court.
Disclaimer: This guide is for informational purposes only and does not constitute legal advice. Always consult with a qualified construction attorney in your state regarding specific legal matters before taking any action that could affect your lien rights.