Iowa mechanics lien deadlines: notice, lien and suit (2026)
By Oussama Chicha, EditorUpdated Checked against primary sources · not yet reviewed by a licensed professionalFact-checked
Quick answer
Iowa lien filing, all roles: Within two years and ninety days after the date on which the last of the material was furnished or the last of the labor was performed (Iowa Code § 572.9). Suit: Within two years from the expiration of ninety days after the date on which the last of the material was furnished or the last of the labor was performed (§ 572.27).
Iowa · Lien deadlinesVerified 2026-10-02
Lien filing
Within two years and ninety days after the date on which the last of the material was furnished or the last of the labor was performed
Preliminary notice
Residential: Subcontractor, Sub-subcontractor, Supplier, Laborer: Posted before the balance due is paid to the general contractor or the owner-builder, to be effective as to all labor, service, equipment, and material furnished; Residential: Direct contractor: No later than ten days after the commencement of work on the property; Other than residential: Direct contractor: None required
Deadline to sue
Within two years from the expiration of ninety days after the date on which the last of the material was furnished or the last of the labor was performed
Posted before the balance due is paid to the general contractor or the owner-builder, to be effective as to all labor, service, equipment, and material furnished
What the statute says about it. A subcontractor who fails to post a preliminary notice has no lien and remedy under this chapter. A lien is enforceable only to the extent of the balance due the general contractor or owner-builder when the notice is posted and, except for residential construction property owned by an owner-builder, also only to the extent of the balance due the general contractor when the owner actually receives the notice. Delivery: Posted to the mechanics’ notice and lien registry internet site. The administrator then sends notification to the owner.
Sub-subcontractor, Supplier, Laborer
Any
Where section 572.33 applies, for a person furnishing labor or materials to a subcontractor
30 days after first furnishing labor or materials for which a lien claim may be made
What the statute says about it. A person furnishing labor or materials to a subcontractor has no lien under this chapter unless it gives this notice and supports the lien claim with a certified statement that it did. Recipients: The general contractor or owner-builder.
Direct contractor
Residential
Default
No later than ten days after the commencement of work on the property
What the statute says about it. A general contractor who fails to provide notice under this section has no lien and remedy under this chapter. Delivery: A notice of commencement of work, posted to the mechanics’ notice and lien registry internet site.
1. A subcontractor shall post a preliminary notice to the mechanics’ notice and lien registry internet site.
Iowa Code § 572.13B(1) · Official text · retrieved 2026-10-02
A preliminary notice posted before the balance due is paid to the general contractor or the owner-builder is effective as to all labor, service, equipment, and material furnished to the property by the subcontractor.
Iowa Code § 572.13B(1) · Official text · retrieved 2026-10-02
4. A subcontractor who fails to post a preliminary notice pursuant to this section shall not be entitled to a lien and remedy provided under this chapter.
Iowa Code § 572.13B(4) · Official text · retrieved 2026-10-02
3. a. A mechanic’s lien perfected under this chapter is enforceable only to the extent of the balance due the general contractor or the owner-builder at the time of the posting of the preliminary notice specified in subsection 1, and, except for residential construction property owned by an owner-builder, also is enforceable only to the extent of the balance due the general contractor at the time the owner actually receives the notice provided pursuant to subsection 2 or paragraph “b”.
Iowa Code § 572.13B(3)(a) · Official text · retrieved 2026-10-02
2. At the time a preliminary notice is posted to the mechanics’ notice and lien registry internet site, the administrator shall send notification to the owner, including the owner notice described in section 572.13, subsection 1, and shall post the mailing of the notice on the mechanics’ notice and lien registry internet site as prescribed by the administrator pursuant to rule.
Iowa Code § 572.13B(2) · Official text · retrieved 2026-10-02
5. This section applies only to residential construction properties.
Iowa Code § 572.13B(5) · Official text · retrieved 2026-10-02
11. “Subcontractor” includes every person furnishing material or performing labor upon any building, erection, or other improvement, except those having contracts directly with the owner. “Subcontractor” shall include those persons having contracts directly with an owner-builder.
Iowa Code § 572.1(11) · Official text · retrieved 2026-10-02
1. The notification requirements in this section apply only to commercial construction.
Iowa Code § 572.33(1) · Official text · retrieved 2026-10-02
2. A person furnishing labor or materials to a subcontractor shall not be entitled to a lien under this chapter unless the person furnishing labor or materials does all of the following: a. Notifies the general contractor or owner-builder in writing with a one-time notice containing the name, mailing address, and telephone number of the person furnishing the labor or materials, and the name of the subcontractor to whom the labor or materials were furnished, within thirty days of first furnishing labor or materials for which a lien claim may be made.
Iowa Code § 572.33(2) · Official text · retrieved 2026-10-02
b. Supports the lien claim with a certified statement that the general contractor or owner-builder was notified in writing with a one-time notice containing the name, mailing address, and telephone number of the person furnishing the labor or materials, and the name of the subcontractor to whom the labor or materials were furnished, within thirty days after the labor or materials were first furnished, pursuant to paragraph “a”.
Iowa Code § 572.33(2)(b) · Official text · retrieved 2026-10-02
1. Either a general contractor, or an owner-builder who has contracted or will contract with a subcontractor to provide labor or furnish material for the property, shall post a notice of commencement of work to the mechanics’ notice and lien registry internet site no later than ten days after the commencement of work on the property.
Iowa Code § 572.13A(1) · Official text · retrieved 2026-10-02
4. A general contractor who fails to provide notice pursuant to this section is not entitled to a lien and remedy provided by this chapter.
Iowa Code § 572.13A(4) · Official text · retrieved 2026-10-02
5. This section applies only to residential construction properties.
Iowa Code § 572.13A(5) · Official text · retrieved 2026-10-02
4. This section applies only to residential construction properties.
Iowa Code § 572.13(4) · Official text · retrieved 2026-10-02
For the owner to stay liable to the subcontractor for the full value despite payment to the general contractor or owner-builder, except as provided in section 572.13B
90 days after the last of the materials was furnished or the last of the labor was performed
What the statute says about it. Payment to the general contractor or owner-builder within that time does not relieve the owner from liability to the subcontractor for the full value of material furnished or labor performed.
Direct contractor, Subcontractor, Sub-subcontractor, Supplier, Laborer
Any
Default
Within two years and ninety days after the date on which the last of the material was furnished or the last of the labor was performed
What the statute says about it. A lien posted more than ninety days after that date is perfected only by also giving written notice to the owner, and is enforced against the property only to the extent of the balance due from the owner to the general contractor, or from the owner-builder’s buyer to the owner-builder, when the notice is served.
Except as provided in section 572.13B, payment to the general contractor or owner-builder of any part or all of the contract price of the building or improvement within ninety days after the date on which the last of the materials was furnished or the last of the labor was performed by a subcontractor, does not relieve the owner from liability to the subcontractor for the full value of any material furnished or labor performed upon the building, land, or improvement if the subcontractor posts a lien within ninety days after the date on which the last of the materials was furnished or the last of the labor was performed.
Iowa Code § 572.14 · Official text · retrieved 2026-10-02
The statement of account required by section 572.8 shall be posted by a general contractor or subcontractor within two years and ninety days after the date on which the last of the material was furnished or the last of the labor was performed.
Iowa Code § 572.9 · Official text · retrieved 2026-10-02
A general contractor or a subcontractor may perfect a mechanic’s lien pursuant to section 572.8 beyond ninety days after the date on which the last of the material was furnished or the last of the labor was performed by posting a lien to the mechanics’ notice and lien registry internet site and giving written notice thereof to the owner.
Iowa Code § 572.10 · Official text · retrieved 2026-10-02
Liens perfected under section 572.10 shall be enforced against the property or upon the bond, if given, by the owner or by the owner-builder’s buyer, only to the extent of the balance due from the owner to the general contractor or from the owner-builder’s buyer to the owner-builder at the time of the service of such notice; but if the bond was given by the general contractor or owner-builder, or person contracting with the subcontractor posting the claim for a lien, such bond shall be enforced to the full extent of the amount found due the subcontractor.
Iowa Code § 572.11 · Official text · retrieved 2026-10-02
Deadline to sue
Who
Project type
Branch
Deadline
Statute
Direct contractor, Subcontractor, Sub-subcontractor, Supplier, Laborer
Any
Default
Within two years from the expiration of ninety days after the date on which the last of the material was furnished or the last of the labor was performed
What the statute says about it. Otherwise the lien and all benefits derived from it are forfeited.
Any action to enforce a mechanic’s lien shall be brought within two years from the expiration of ninety days after the date on which the last of the material was furnished or the last of the labor was performed.
Iowa Code § 572.27 · Official text · retrieved 2026-10-02
1. Upon the written demand of the owner served on the claimant requiring the claimant to commence action to enforce the lien, such action shall be commenced within thirty days thereafter, or the lien and all benefits derived therefrom shall be forfeited.
Iowa Code § 572.28(1) · Official text · retrieved 2026-10-02
Notice of commencement and completion
On residential construction, a notice of commencement of work is effective only as to labor, service, equipment or material furnished after it is posted, and it must be posted before preliminary notices may be posted.
A notice of commencement of work is effective only as to any labor, service, equipment, or material furnished to the property subsequent to the posting of the notice of commencement of work.
Iowa Code § 572.13A(1) · Official text · retrieved 2026-10-02
A notice of commencement of work must be posted to the mechanics’ notice and lien registry internet site before preliminary notices pursuant to section 572.13B may be posted.
Iowa Code § 572.13A(2) · Official text · retrieved 2026-10-02
Residential projects
In these rules, residential means construction on single-family or two-family dwellings occupied or used, or intended to be occupied or used, primarily for residential purposes.
10. “Residential construction” means construction on single-family or two-family dwellings occupied or used, or intended to be occupied or used, primarily for residential purposes, and includes real property pursuant to chapter 499B.
Iowa Code § 572.1(10) · Official text · retrieved 2026-10-02
On residential construction, a general contractor who has contracted or will contract with a subcontractor gives the owner a written owner notice in boldface type, and a general contractor who fails to give it has no lien and remedy under the chapter.
3. A general contractor who fails to provide notice pursuant to this section is not entitled to a lien and remedy provided by this chapter.
Iowa Code § 572.13(3) · Official text · retrieved 2026-10-02
4. This section applies only to residential construction properties.
Iowa Code § 572.13(4) · Official text · retrieved 2026-10-02
How the days are counted
The day of the event is not counted, and the last day of the period is.
In computing time, the first day shall be excluded and the last included, unless the last falls on Sunday, in which case the time prescribed shall be extended so as to include the whole of the following Monday.
Iowa Code § 4.1(34) · Official text · retrieved 2026-10-02
A last day that falls on a Sunday moves to the next day that is not one.
A last day for the commencement of an action or proceedings that falls on a Saturday, a Sunday, a legal holiday the section names, or a day on which the office of the clerk of the district court is closed in whole or in part also moves.
However, when by the provisions of a statute or rule prescribed under authority of a statute, the last day for the commencement of an action or proceedings, the filing of a pleading or motion in a pending action or proceedings, or the perfecting or filing of an appeal from the decision or award of a court, board, commission, or official falls on a Saturday, a Sunday, a day on which the office of the clerk of the district court is closed in whole or in part pursuant to the authority of the supreme court,
Iowa Code § 4.1(34) · Official text · retrieved 2026-10-02
the first day of January, the third Monday in January, the twelfth day of February, the third Monday in February, the last Monday in May, the fourth day of July, the first Monday in September, the eleventh day of November, the fourth Thursday in November, the twenty-fifth day of December, and the following Monday when any of the foregoing named legal holidays fall on a Sunday, and any day appointed or recommended by the governor of Iowa or the president of the United States as a day of fasting or thanksgiving, the time shall be extended to include the next day which the office of the clerk of the court or the office of the board, commission, or official is open to receive the filing of a commencement of an action, pleading or a motion in a pending action or proceeding, or the perfecting or filing of an appeal.
Iowa Code § 4.1(34) · Official text · retrieved 2026-10-02
Who the deadlines apply to
Iowa liens are posted to the mechanics' notice and lien registry internet site [8]. The default posting and suit rules name all five roles on any project type [7][10]. Two notice rules are residential: one names subcontractors, sub-subcontractors, suppliers and laborers [1], and another names direct contractors [4]. On construction other than residential, the direct contractor's row reads None required[4]. A third notice rule names sub-subcontractors, suppliers and laborers, under a condition given below.
How the periods run
Notices. The residential preliminary notice rule for subcontractors, sub-subcontractors, suppliers and laborers reads Posted before the balance due is paid to the general contractor or the owner-builder, to be effective as to all labor, service, equipment, and material furnished[1]. A subcontractor who fails to post it has no lien and remedy under the chapter [1].
The direct contractor's residential notice is a notice of commencement of work, posted No later than ten days after the commencement of work on the property[4], with the same result if it is not provided [4].
Where section 572.33 applies, for a person furnishing labor or materials to a subcontractor, the period is 30 days after first furnishing labor or materials for which a lien claim may be made[3]. Unless the person gives this notice and supports the lien claim with a certified statement that it did, there is no lien under the chapter [3].
Posting the lien. The default period runs from the date on which the last of the material was furnished or the last of the labor was performed [7]. A lien posted more than ninety days after that date [8] is perfected only by also giving written notice to the owner, and it is enforced against the property only to the extent of the balance due from the owner to the general contractor, or from the owner-builder's buyer to the owner-builder, when the notice is served [9].
A second filing rule names every role but direct contractors. For the owner to stay liable to the subcontractor for the full value despite payment to the general contractor or owner-builder, except as provided in section 572.13B, its period is 90 days after the last of the materials was furnished or the last of the labor was performed[6].
Suing to enforce. The default suit rule runs from the expiration of ninety days after that date [10].
Upon the written demand of the owner served on the claimant requiring the claimant to commence action to enforce the lien, the period is Within thirty days after the demand is served[11], or the lien and all benefits derived from it are forfeited.
Notices of commencement
On residential construction, a notice of commencement of work reaches only what is furnished after it is posted, and it is posted before preliminary notices may be posted [4].
How residential work is treated
Under § 572.13, on residential construction, a general contractor who has contracted or will contract with a subcontractor gives the owner a written notice in boldface type, and one who fails to give it has no lien and remedy under the chapter [5].
Counting the days
Iowa Code § 4.1(34) leaves out the first day and includes the last, and a last day on a Sunday extends to include the whole of the following Monday, at every stage [12]. For the commencement of an action, a last day on a Saturday, a Sunday, a legal holiday the section names, or a day the clerk's office is closed in whole or in part extends to the next day that office is open [12].
What changed recently
The quoted text is the Iowa Code 2026 [7]. Sections 572.9 and 572.14 were last amended by 2012 Acts, chs. 1105 and 1138 [7][6], section 572.10 by 2013 Acts, ch. 90 [8], section 572.11 by 2013 Acts, ch. 99 [9], section 572.13A by 2017 Acts, ch. 33 [4], section 572.13B by 2014 Acts, ch. 1092 [1], and section 572.27 by 2007 Acts, ch. 83 [10].
