Mississippi rewrote its lien law in 2014, and the new rules are unforgiving. You have 90 days to file, only 2 business days to mail copies, and 180 days to sue. The lien form itself has to include specific statements, or it's invalid.
Quick answer: Lower-tier subs and suppliers send notice to the GC within 30 days of first furnishing (commercial jobs). Everyone files the claim of lien with the chancery clerk within 90 days of last work, mails copies within 2 business days, and starts an action within 180 days of filing.
Mississippi lien deadlines at a glance
| Step | Who | Deadline |
|---|---|---|
| 30-day notice to GC (not single-family homes) | Parties with no contract with the GC | 30 days after first furnishing |
| Pre-Lien Notice (single-family homes) | Subs, suppliers and design pros with no contract with the owner | At least 10 days before filing |
| Claim of lien | Everyone | 90 days after last furnishing |
| Copy to owner (and GC) | Everyone | 2 business days after recording |
| Action + lis pendens | Everyone | 180 days after filing |
Who can file a lien in Mississippi
Contractors, subs, sub-subs, material suppliers and registered architects, engineers and surveyors can lien. You must have substantially complied with your contract. If a license was required and you (or the party you contracted with) didn't have one, there's no lien.
Notices before the lien
On projects other than single-family homes, anyone who doesn't have a contract directly with the GC (a sub-sub, or a supplier to a sub) must send written notice to the GC within 30 days of first furnishing. Missing it forfeits the lien. First-tier subs don't need to send it.
Filing the lien
File the claim of lien with the chancery clerk of the county where the property is located within 90 days after your last work, labor, services or materials. The lien must state that it expires 180 days after filing unless an action is started, and that the owner may contest it. Leaving either statement out invalidates the lien.
Residential jobs
On single-family homes the 30-day notice doesn't apply. Instead, a sub, supplier or design professional with no contract with the owner must give the owner a written Pre-Lien Notice at least 10 days before filing. Payments the owner makes to the contractor before receiving it are a complete defense, up to the amount paid.
After you file
Within 2 business days after recording, send a copy to the owner by registered or certified mail or statutory overnight delivery. If you're not the GC, send one to the GC too. Within 180 days of filing, start a payment action against the party you contracted with and file a lis pendens. If the owner records a Notice of Contest, the lien ends 90 days after that notice unless you sue first.
Mistakes that cost Mississippi contractors their lien
- Leaving the 180-day expiration statement or the owner's right-to-contest notice off the lien.
- Missing the 2-business-day mailing to the owner and GC.
- A second-tier sub or supplier skipping the 30-day notice on a commercial job, or filing on a single-family home without the 10-day Pre-Lien Notice.
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 Mississippi liens, usually in about 2 business days. Start a lien →
Frequently asked questions
How long do I have to file a lien in Mississippi?
90 days after your last work, labor, services or materials on the project.
Do I need to send notice before filing in Mississippi?
On commercial jobs, parties without a contract with the GC send notice within 30 days of first furnishing. On single-family homes, parties without a contract with the owner send a Pre-Lien Notice at least 10 days before filing.
How long does a Mississippi lien last?
180 days after filing unless you start an action and file a lis pendens, or 90 days after an owner's Notice of Contest, whichever comes first.
This article is general information, not legal advice. LevelSet Collections is not a law firm. Deadlines are based on Mississippi Code § 85-7-401 et seq., as rewritten in 2014 as of October 2026, and lien laws change. Confirm your dates for your specific job. Sources: Miss. Code § 85-7-405, Miss. Code § 85-7-407, Miss. Code § 85-7-409.
Owed money on a Mississippi job?
Liens from $199, filed in about 2 business days. Call (469) 694-8003.
