Georgia gives every claimant the same basic filing window: 90 days after your last day of work or delivery. The traps are the steps around it. You have only two business days to mail the owner a copy, the lien form needs specific statutory language, and you must start a lien action within a year or the lien expires on its own.
Quick answer: File your claim of lien with the superior court clerk in the county where the property sits within 90 days after you last furnished labor or materials. Mail the owner a copy within 2 business days of filing. Start a lien action within 365 days of filing, and file a Notice of Commencement of Lien Action within 30 days after that.
Georgia lien deadlines at a glance
| Step | Who | Deadline |
|---|---|---|
| Notice to Contractor (only if a Notice of Commencement was filed) | Subs and suppliers with no contract with the prime | Later of 30 days after the NOC is filed or 30 days after first furnishing |
| Claim of lien | Everyone | 90 days after last furnishing labor or materials |
| Copy to owner | Everyone | Within 2 business days after filing |
| Start lien action | Everyone | Within 365 days after filing the lien |
| Notice of Commencement of Lien Action | Everyone | Within 30 days after starting the action |
Who can file a lien in Georgia
Contractors, subcontractors, laborers and material suppliers to contractors or subs can lien in Georgia. So can registered architects, engineers, land surveyors and (since 2021) registered interior designers, plus companies that rent tools and equipment used on the job. A supplier to a supplier generally has no lien rights, and public property can't be liened.
Notices before the lien
Georgia has no blanket preliminary notice. The notice that matters is the Notice to Contractor, and it only applies when a Notice of Commencement (NOC) was filed for the project. Owners or GCs file the NOC with the county within 15 days after work starts and post a copy on site. If one exists, anyone with lien rights who doesn't have a contract with the prime contractor must send a Notice to Contractor to the owner and the prime by registered or certified mail or statutory overnight delivery. The deadline is the later of 30 days after the NOC was filed or 30 days after you first furnished work.
Before you start a job as a second-tier sub or supplier, check the county records for an NOC. If you skip a required Notice to Contractor, you can lose the lien.
Filing the lien
The claim of lien goes to the superior court clerk in the county where the property is located, within 90 days after you finished your work or last furnished labor or materials. The form must include the statutory notice that the lien expires if no lien action is started, and a notice of the owner's right to contest the lien. Leaving those out can make the lien invalid, so this is not the place for a homemade form.
Residential jobs
Georgia's lien statute doesn't set separate deadlines for homes. The same 90-day filing window and 365-day enforcement deadline apply to residential and commercial work.
After you file
No later than 2 business days after filing, send a true copy of the lien to the owner by registered or certified mail or statutory overnight delivery. If an NOC was filed, send a copy to the contractor at the address on the NOC too.
Within 365 days after filing, you must start a lien action against the party you contracted with. Then, within 30 days after starting it, file a sworn Notice of Commencement of Lien Action with the clerk where the lien was recorded. If the owner or contractor files a Notice of Contest of Lien, your clock shrinks: you then have 60 days from receiving that notice to file suit.
Mistakes that cost Georgia contractors their lien
- Signing a statutory lien waiver before the money actually clears. Since 2021, an unpaid waiver becomes binding 90 days after you sign it unless you file an Affidavit of Nonpayment (and send the owner a copy within 7 days).
- Filing the lawsuit on time but forgetting the separate 30-day Notice of Commencement of Lien Action, or ignoring a Notice of Contest that shortens your deadline to 60 days.
- Missing the 2-business-day mailing to the owner after filing.
- Not checking for a Notice of Commencement and skipping the 30-day Notice to Contractor as a second-tier sub or supplier.
Missed the deadline or the lien didn't pay?
The debt doesn't go away when lien rights do. The party that hired you still owes you, and we can pursue it through construction collections on contingency, 10% to 33%, with no charge if we don't collect. Here's what you can still do.
Still in your window? We prepare, file and serve Georgia liens, usually in about 2 business days. Start a lien →
Frequently asked questions
How long do I have to file a mechanics lien in Georgia?
90 days after you last furnished labor or materials to the project. The same deadline applies to GCs, subs and suppliers.
Do I have to send a notice before filing a lien in Georgia?
Only if a Notice of Commencement was filed and you don't have a contract with the prime contractor. Then you must send a Notice to Contractor within 30 days after the NOC was filed or 30 days after you first furnished work, whichever is later.
How long does a Georgia lien last?
You must start a lien action within 365 days after filing and file a Notice of Commencement of Lien Action within 30 days after that, or the lien expires.
This article is general information, not legal advice. LevelSet Collections is not a law firm. Deadlines are based on Official Code of Georgia § 44-14-360 et seq. as of October 2026, and lien laws change. Confirm your dates for your specific job. Sources: O.C.G.A. § 44-14-361.1, O.C.G.A. § 44-14-361.5, O.C.G.A. § 44-14-366.
Owed money on a Georgia job?
Liens from $199, filed in about 2 business days. Call (469) 694-8003.
