Illinois Mechanic’s Lien

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Below is an overview of the preliminary steps for filing a mechanic’s lien in the state of Illinois.

COMMERCIAL:

  • Upfront Notice: BICA sends a Courtesy Notice.
  • Follow-up Notice (if not paid):
    • Subcontractor’s Notice of Intention to File a Lien:
      • If you have not been paid, this notice is required within 90 days of the last date materials or labor were supplied to the job.

RESIDENTIAL:

  • Upfront Notice:
    • The Notice to Owner is required within 60 days of first furnishing labor or materials.
  • Follow-up Notice (if not paid):
    • Subcontractor’s Notice of Intention to File a Lien:
      • This notice is required within 90 days of the last date materials or labor were supplied to the job.

PUBLIC:

  • Upfront Notice: BICA sends a Courtesy Notice.
  • Follow-up Notice:
    • Claim on Bond: This notice is required within 180 days of last delivery.
      • This maintains your right to sue against the Payment Bond.
      • Must be filed with the “officer, board, bureau or department awarding the contract”, or if at the municipal (local, non-State) level, with the Clerk or Secretary of that political subdivision. Identifying this person and filing this notice will require additional BICA research.
      • You can request this service by directly emailing or contacting BICA.
      • Unless requested otherwise, BICA will send a “Combo” notice that also includes the following (along with the Claim on Bond):
  • Lien on Funds (Notice of Claim):
    • Similar to a Stop Notice, this notice sent to the Owner places a lien on any funds not yet disbursed to the Contractor for the amount owed the Claimant.
    • A suit must be commenced within 90 days of making this claim, or within 15 days prior to lapse of funds.

Throughout our site you can find more resources on the process of filing mechanic’s liens and preliminary notices. If you’re ready to get started, be sure to reach out to us on our contact page, or call us at (800) 722-2422.