Who the deadlines apply to
The general notice of the right to claim a lien names sub-subcontractors and suppliers [1]. Two rows at that stage read None required: one for direct contractors and laborers, one for subcontractors [1]. RCW 60.04.031(2) says the notice is not required of persons who contract directly with the owner or the owner's common law agent, laborers whose claim rests "solely on performing labor", and subcontractors who contract directly with the prime contractor, except as provided in subsection (3)(b) [1]. The owner-occupied remodel rule under that subsection names subcontractors, sub-subcontractors and suppliers [1].
Recording the claim of lien, giving the owner a copy and the deadline to sue each name all five roles on any project type.
How the periods run
Notice of the right to claim a lien. The default rule reads At any time, for professional services, materials, or equipment supplied after the date which is sixty days before the notice is mailed or delivered [1]. The window is counted back from the day the notice goes out, so the calculator draws no date. RCW 60.04.031(6) adds that a lien under the chapter may not be enforced unless the claimant has complied with the applicable provisions of that section [1].
In the case of new construction of a single-family residence, the rule becomes At any time, for professional services, materials, or equipment supplied after a date which is ten days before the notice is given [1].
A separate rule covers work for the repair, alteration, or remodel of an existing owner-occupied single-family residence or appurtenant garage, by a person who does not contract directly with the owner-occupier or their common law agent. The rule reads Given to the owner-occupier, with no period stated [1]. Liens of those persons may only be satisfied from amounts the owner has not yet paid to the prime contractor when the notice is received, whether or not those amounts are due [1].
Recording the claim of lien. The default rule is 90 days after the person has ceased to furnish labor, professional services, materials, or equipment [1]. RCW 60.04.091 calls the recording period a period of limitation: no action to foreclose a lien may be maintained unless the claim of lien is filed for recording within it [1].
For the construction of two or more separate residential units, for each unit, RCW 60.04.101 starts the period on each unit separately: 90 days after the cessation of the furnishing of labor, professional services, materials, or equipment on each residential unit [1]. The page leaves open which of the two filing rules fits a given project.
Copy to the owner. A copy of the claim of lien goes to the owner or reputed owner within 14 days after the claim of lien is filed for recording [1]. Missing that step forfeits any right the claimant may have to attorneys' fees and costs against the owner under RCW 60.04.181 [1].
Suit. The enforcement rule is 8 months after the claim of lien is recorded [1]. RCW 60.04.141 says the lien stops binding the property after that unless an action to enforce it is filed within that time in the superior court of the county where the property is located and service is made on the owner within ninety days of the date of filing the action [1].
Counting the days
RCW 1.12.040 counts a period without its first day and with its last, and leaves out a last day that is a holiday, Saturday or Sunday, at every stage [2]. RCW 1.16.050 sets the state legal holidays, and a holiday other than Sunday that lands on a Sunday falls on the following Monday, while one that lands on a Saturday falls on the preceding Friday [3].
What changed recently
Sections 60.04.031, 60.04.091 and 60.04.141 read as amended by Laws of 1992, ch. 126, and section 60.04.101 as enacted by Laws of 1991, ch. 281 [1].