South Carolina's biggest trap is the suit deadline. You have 90 days to serve and file your lien, but the 6 months to sue runs from your last day of work, not from the filing date. File on day 90 and you only have about 3 months left.
Quick answer: Within 90 days of last furnishing, serve the owner with a sworn Statement of Account and file it with the register of deeds or clerk of court. Within 6 months of last furnishing, file suit and record a lis pendens.
South Carolina lien deadlines at a glance
| Step | Who | Deadline |
|---|---|---|
| Notice to owner | Anyone not hired by the owner | No fixed deadline; send early |
| Notice of Furnishing (if a Notice of Project Commencement was filed) | Sub-subs and suppliers to subs | Send to the GC; no fixed deadline but affects the lien amount |
| Serve and file Statement of Account | Everyone | 90 days after last furnishing |
| Foreclosure suit + lis pendens | Everyone | 6 months after last furnishing |
Who can file a lien in South Carolina
Anyone who furnishes labor or materials under a contract with the owner, plus subs, sub-subs, laborers and suppliers down the chain, can lien. Design professionals, surveyors and some landscapers qualify too. Contractors must include their license or registration number on the lien.
Notices before the lien
Anyone not hired by the owner should give the owner written notice of the labor or materials and their value. There's no deadline, but the lien is capped at what the owner still owes the GC when the notice arrives, so send it early. If the GC filed a Notice of Project Commencement, sub-subs and suppliers to subs should also send the GC a Notice of Furnishing by certified mail.
Filing the lien
Within 90 days after your last work, serve the owner (or the person in possession) with a sworn Statement of Account, and file it with the register of deeds or clerk of court in the property's county. Both steps must happen inside the 90 days.
Residential jobs
The lien statute doesn't have separate residential deadlines. Some prompt-pay protections don't apply to smaller residential projects.
After you file
Within 6 months after your last work, file suit to foreclose and record a lis pendens, or the lien is dissolved. Be careful: South Carolina makes the losing side pay attorney's fees (up to the lien amount), so a weak lien can cost you. Frivolous liens can also bring fines.
Mistakes that cost South Carolina contractors their lien
- Counting the 6-month suit deadline from the filing date instead of your last day of work.
- Recording the lien without serving the owner within the 90 days.
- Leaving your license number off the lien, or sending the owner notice after they've already paid the GC.
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 South Carolina liens, usually in about 2 business days. Start a lien →
Frequently asked questions
How long do I have to file a mechanics lien in South Carolina?
90 days after your last labor or materials. You must serve the owner and file within that window.
When do I have to sue on a South Carolina lien?
Within 6 months after your last day of work, not 6 months after filing.
Can I owe attorney's fees on a South Carolina lien?
Yes. The prevailing party can recover fees up to the lien amount, so a claimant who loses may owe the owner's fees.
This article is general information, not legal advice. LevelSet Collections is not a law firm. Deadlines are based on South Carolina Code Title 29, Chapter 5 as of October 2026, and lien laws change. Confirm your dates for your specific job. Sources: S.C. Code Title 29 Chapter 5, S.C. Code Title 29 Chapter 6.
Owed money on a South Carolina job?
Liens from $199, filed in about 2 business days. Call (469) 694-8003.
