What is a lien?

A lien is a legal right that a creditor has in a debtor’s real property.  Generally, three types of liens are recognized in Washington - consensual liens, statutory liens, and judicial liens.  This guide does not discuss liens placed on property by federal, state, county, and municipal governments. 

Consensual liens – A consensual lien may be placed on a debtor’s property when the debtor agrees that the creditor may do so. 

Judicial liens – Pursuant to RCW 4.56.190, a court may impose a lien on a debtor’s real property to secure payment of a judgment against that debtor. 

These liens can remain in effect for ten years from the date of entry.  In certain cases, these liens may be extended for an additional ten years provided the creditor complies with RCW 6.17.020 and commences the renewal process within 90 days of the expiration of the existing lien.  In the case of a child support lien, RCW 4.56.210 provides that this type of lien can remain in effect for ten years after the 18th birthday of the youngest child named in the support order.  RCW 4.56.210 also addresses cessation of judgment liens.  RCW Chapter 6.17 addresses execution of judgments.
     
Statutory liens – RCW Title 60 provides for several different types of statutory liens. 

The most common type of statutory lien is a contractor’s lien (also known as a construction lien, a materialmen’s lien, or a mechanic’s lien).   If you are a registered, bonded contractor and you have complied with the notice provisions outlined in RCW 18.27.114, you may be able to file a lien to secure payment from a property owner who owes you money. RCW 60.04 outlines the notice procedures and provides further details on how to file this type of lien.  
RCW 60.04.141 details how long a construction lien remains in effect. 
RCW 60.04.171 details how to foreclose on the lien. 

Print Resources

Washington Lawyers Practice Manual, Volume V (KF 300.W27 1986).  Chapter 14 address real property issues, including liens.  Part VIII of this chapter discusses contractor’s liens and contains  sample forms in Part X. 

Washington Practice, Creditor’s Remedies – Debtor’s Relief, Volume 27 (KFW 80.W3) Chapter 4 provides an in-depth discussion of statutory and common law liens. 

Helpful Information on the Internet

The Business and Industry Association of Washington has an online guide for contractors on how to file a lien as well as links to applicable state statutes and forms.
The Washington State Department of Labor and Industries has several guides related to hiring contractors and construction liens. 
Facts about Construction Liens
Hiring a Contractor: What you should know
How to protect yourself when hiring a contractor
What to do if you want to file suit against your contractor