Source: https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/
Timestamp: 2020-08-11 22:48:48
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Connecticut Mechanics Liens: Everything You Need to Know + Free Forms
Home » Mechanics Liens – Overview, Guide & FAQ » Connecticut Mechanics Lien FAQs
Connecticut Mechanics Lien Guide and FAQs
If contractors and suppliers don’t get paid on a construction project in Connecticut, they can file a mechanics lien to secure payment. A mechanics lien is a legal tool that provides the unpaid party with a security interest in the property. These are the rules, requirements, and deadlines you need to follow to file an Connecticut mechanics lien.
Connecticut mechanics lien deadlines for:
Notice Requirements for GCs
While not a required step, it is recommended that general contractors in Connecticut file an affidavit with the county clerk within 15 days of commencing work. This will require sub-tier parties to provide a Notice of Intent to you as well as the property owner.
In Connecticut, all mechanics liens must be filed within 90 days of the date of last furnishing labor or materials.
An action to enforce a Connecticut mechanics lien must be commenced within 1 year after recording lien.
Notice Requirements for Subcontractors
Subcontractors in Connecticut are not required to provide preliminary notice at the beginning of a project. However, they must provide a Notice of Intent to the property owner and prime contractor within 90 days after ceasing work.
Material suppliers are not required to provide preliminary notice in Connecticut. However, they must file a Notice of Intent to owner and prime contractor within 90 days after ceasing work.
Best GCs in Connecticut
Connecticut Mechanics Lien Requirements
Connecticut Mechanics Lien statutes
Contractors, suppliers, property owners, construction lenders, and other vendors will encounter all kinds of lien-related paperwork and questions when working on Connecticut construction jobs. Here are some of the common issues you may encounter, and answers written by construction attorneys and payment experts.
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-who-can-file-a-connecticut-mechanics-lien
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-when-is-the-deadline-to-file-a-connecticut-mechanics-lien
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-do-i-need-to-send-notice-the-lien-was-recorded
Yes. Connecticut requires that, no later than 30 days after the Certificate of Lien is filed with the town clerk, a true and attested copy of the certificate must be served on the owner of the property.
Service of the notice, in this case, is defined as follows: “if the owner or original contractor resides in the same town” as the property, service may be “by any indifferent person, state marshal or other proper officer, by leaving with such owner or original contractor or at such owner’s or the original contractor’s usual place of abode.”
If the owner or original contractor does not reside in the same town as the property, the indifferent person, state marshal or other proper officer may effect service “by mailing a true and attested copy of the notice by registered or certified mail to the owner or original contractor at the place where such owner or the original contractor resides. If such copy is returned unclaimed, notice to such owner or original contractor shall be given by publication.“
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-can-i-include-attorneys-fees-collection-costs-or-other-amounts-in-the-lien-total
Connecticut’s rules about the amount of the mechanics lien claim, and its connection to the property owner’s total and overall agreement, is unique from other states.
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-when-is-the-deadline-to-enforce-a-connecticut-mechanics-lien-or-how-long-is-my-lien-effective
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-will-my-connecticut-lien-have-priority-over-preexisting-mortgages-or-construction-loans
In Connecticut, a mechanics lien has priority over any other encumbrance that originate after services or materials were provided to the property. Only encumbrances that were recorded prior to the initial furnishing of services or materials have preference over a valid mechanics lien.
Note that the date the encumbrance was recorded is the controlling date, not the date of execution – so a mortgage that was executed but not recorded until after services were performed is subsequent in priority to a valid mechanics lien. All mechanics liens are of the same priority, and if the total amount of several mechanics liens exceeds the lienable fund, the lien claims may be apportioned.
The scenarios when a mechanics lien filing will take priority over a bank or mortgage filing was explained by a Connecticut court nicely in a 2010 case.
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-must-the-connecticut-lien-include-a-legal-property-description
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-must-the-connecticut-lien-be-notarized
Yes. Connecticut law requires that the lien be attested to under oath and must be notarized to be valid. The “under oath” requirement is important in Connecticut, as courts have repeatedly indicated that a simple notarial acknowledgment will not do.
The lien claim must actually state that the statement is “under oath” and the notary must perform an oath “ceremony” when making the acknowledgement. See Louis Gherlone Excavating Inc v. McLean Construction Company Inc. Who is allowed to sign the mechanics lien is also an important consideration in Connecticut. In Kesco LLC v. 201 Salem Tpk LLC, a court invalidated a mechanics lien because it was signed by a claimant’s attorney and not the claimant himself. The Connecticut mechanics lien, therefore, must be signed by the lien claimant and the lien claimant only.
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-can-i-file-a-connecticut-lien-if-im-unlicensed
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-can-i-file-a-connecticut-lien-on-a-condominium-project
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-who-cancels-the-connecticut-lien-if-when-i-get-paid
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-what-are-the-lien-waiver-rules-in-connecticut
What are the Lien waiver rules in Connecticut?
https://www.levelset.com/mechanics-lien/connecticut-lien-law-faqs/#faq-item-how-are-pay-when-paid-and-pay-if-paid-clauses-interpreted-in-connecticut
We explored the Connecticut law’s treatment of pay when paid and pay if paid provisions in detail in Connecticut Pay If Paid Clauses. In that article we noted that “The Supreme Court of Connecticut had a golden opportunity to specifically outline the state’s stance on, and interpretation of, pay when paid clauses but failed to do so.” Unfortunately, therefore, interpretation is still up in the air.
People are asking Connecticut construction attorneys:
https://www.levelset.com/payment-help/question/about-a-mechanics-lien-release/
Generally, a mechanics lien release won't require the same service requirements that the mechanics lien claim. Still, it's probably a good idea to provide a copy of the lien release to all interested parties. Regarding notarization - mechanics lien releases should likely be notarized - particularly if the lien claim, itself, required notarization. But, for more specific guidance, it'd be wise to consult with a Connecticut construction lawyer. Levelset has a free, downloadable template for Connecticut lien releases here: Connecticut Mechanics Lien Release Form. Additionally, there are online services that can help with Connecticut lien releases, including Levelset.
https://www.levelset.com/payment-help/question/i-have-a-contract-for-a-project-on-a-property-in-connecticut-with-a-milwaukee-wisconsin-based-company-63-days-ago/
I have a contract for a project on a property in Connecticut with a Milwaukee Wisconsin based company 63 days ago.
The deadline for filing a Connecticut mechanics lien is 90 days after the last date when the claimant furnished labor or materials to the project. and, to be sure, the lien laws of the state where the project is located will apply. If you were hired by someone other than the owner of the property (like the GC or a subcontractor), then a Notice of Intent to Lien will be required before a mechanics lien can be filed. That Notice of Intent must be sent within the same deadline to file a lien - but it's usually a good idea to sent a Notice of Intent well before when a lien will be filed. That way, there's time to try and resolve the matter without having to resort to a lien filing. And, if it can't be resolved, then there's still time to proceed with a lien. More on Connecticut Notices of Intent here: Connecticut Notice of Intent FAQs & Guide. Of course, it's usually a good idea to try and recover payment with a Notice of Intent to Lien before actually pursuing a lien claim, anyway - regardless of what's required. Levelset discusses that idea here: What Is a Notice of Intent to Lien and Should You Send One? Finally, if you're looking for specific dates for your exact deadline, this tool can help: Lien Deadline Calculator.
https://www.levelset.com/payment-help/question/can-i-file-a-lien-on-a-company-who-subcontracted-me-to-do-the-work-on-a-property/
Can i file a lien on a company who subcontracted me to do the work on a property?
In order for mechanics lien rights to arise, there must generally be some permanent improvement to the project property. So, in order for work to be lienable, that work must typically provide some physical improvement to the land or the building. So, services like a cleaning service or maintenance work generally won't give rise to lien rights. Though, something more invasive or permanent might. Connecticut really hones in on whether physical enhancement has occurred when evaluating the right to lien. Though, if it could later be proven that the services provided laid the groundwork for physical enhancement, or that it was an essential part in the scheme of the physical improvement to the land, then a lien claim could be on the table.
Recovery options before pursuing a mechanics lien
Keep in mind that mechanics liens are generally considered the nuclear option. And, using some less-aggressive tools might lead to payment without the need for an actual lien filing.
For one, invoice reminders are a simple way to remind customers that they still owe you payment. And, often, prodding a customer is all that's needed to get them to do the right thing and pay what's owed.
Escalating things a bit with a payment demand letter can help you get paid, too. Good demand letters will include a deadline for making payment, and also include legal threats for what will happen if payment isn't made.
Finally, considering mechanics liens are so powerful, the mere threat of a lien claim carries plenty of weight, too. Sending a Notice of Intent to Lien lets a customer know you're serious and willing to do whatever it takes to make sure you're paid. Plus, if it's sent to both the GC and the property owner, that can help by getting the owner to put pressure on the GC to pay what's owed in order to avoid issues with the property title.
Connecticut mechanics lien resources
Of course, filing a mechanics lien is necessary, at times. So, if you decide a mechanics lien is right for you, then the resources below should be valuable. - Connecticut Mechanics Lien Guide and FAQs - How to File a Mechanics Lien in Connecticut | Step-by-Step Guide
View more Mechanics Lien Connecticut questions
View Connecticut questions
Ask a construction lawyer about a Connecticut Mechanics Lien
Connecticut’s Home Improvement Act: Subcontractors Can Breathe Easy
Connecticut Court Rules on Deadline to Foreclose Mechanics Lien Case
Best rated general contractors in Connecticut
Biggest liens filed in Connecticut
Fastest paying contractors in Connecticut
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Highest rated contractors in Connecticut
Connecticut’s mechanics lien law sets forth specific, often complex requirements that construction parties must follow in order to file a lien claim. Read the step-by-step guide to filing a mechanics lien in Connecticut.
Connecticut law requires the use of a two-part test in order to determine if a party has mechanics lien rights. The “physical enhancement test” requires that the services or materials must enhance the property physically, lay the groundwork for same, or be an essential part in the scheme of physical improvement.
In addition, the labor or materials must have been provided in the construction, raising, removal, or repair of a building or its appurtenances, or in the improvement or subdivision of any plot of land. The value of rental equipment is allowed.
Connecticut does not have preliminary notice requirements prior to performing work on the project.
However, if the general contractor properly files an affidavit within 15 days after commencement of work, subcontractors and suppliers are required to serve the original contractor (in addition to the property owner) with a copy of a Notice of Intent to Lien.
All lien claimants who do not have a direct contractual relationship with the property owner must provide a Notice of Intent to Lien to the owner (and the original contractor if applicable) before filing the Certificate of Lien.
Lien form requirements
A Connecticut mechanics lien must contain the following information:
The date of first furnishing
A statement that the amount claimed is justly due
In addition, the mechanics lien form must be signed by the claimant himself, notarized, and attested to under oath.
The completed mechanics lien form must be filed with the recorder’s office in the Connecticut county where the property is located. A mechanics lien can be delivered in person, by mail, or by FedEx. The proper filing fees must be included. If delivered by mail or FedEx, provide a self-addressed, stamped envelope with return instructions for copies of the lien.
Connecticut also requires that, no later than 30 days after the Certificate of Lien is filed with the town clerk, a true and attested copy of the certificate must be served on the owner of the property. Failure to complete this step can invalidate the lien claim.
A mechanics lien in Connecticut is valid for 1 year from the recording date. If unpaid, claimants must take action to enforce their lien before this deadline expires. The timeframe to enforce a Connecticut lien cannot be extended.
How to file a mechanics lien in Connecticut (DIY)
Read the step-by-step filing guide
The Guide to Filing a Connecticut Mechanics Lien will walk you through each step required to qualify for and file a mechanics lien in Connecticut. Learn more about the notices you need to send, the information required on Connecticut’s mechanics lien form, and essential tips about delivering it to the county recorder’s office.
Download a blank Connecticut mechanics lien form to use when filing a claim. Our free forms were created by construction attorneys to meet the requirements in Connecticut’s mechanics lien laws. The state statutes are very specific about the language and formatting required in a lien claim document. We make it easy to get this part right.
See all Connecticut forms
This part can get tricky; making a mistake on the form could cause an Connecticut lien claim to be invalid. All of the information must be 100% accurate, including the legal names of each party, the property description, and the claim amount. Review every detail carefully.
Notarize & sign the form under oath
Connecticut requires claimants to sign and notarize the mechanics lien form under oath.
File your lien claim with the town clerk
File your completed form with the town clerk where the property is located, and pay the recording fee. View a full list of Connecticut town offices to find contact information, fees, and filing requirements.
Serve a copy on the owner
A Connecticut mechanics lien must be served on the property owner within 30 days after filing the Certificate of Lien with the town clerk.
The provisions of the Connecticut statutes that permit the filing of mechanics liens and materialmen’s liens can be found at Connecticut Code 49-33 et. seq. The full text of the Connecticut Mechanics Lien Law is provided below, and has been updated as of 2011.
Connecticut's Mechanics Lien Statute
§ 49-33. Mechanic’s Lien. Precedence. Rights of Subcontractors
§ 49-34. Certificate of Lien to Be Recorded and Notice Given to Owner
§ 49-35. Notice of Intent. Liens of Subcontractors and Materialmen
§ 49-35A. Application for Reduction or Discharge. Forms. Hearing. Entry Fee
3. That on or about …., (date) …., (name of lienor) of …. (address of lienor) placed a mechanic’s lien on such real estate and gave notice thereof.
To a state marshal of the county of …., or either constable of the town of …., in said county,
By authority of the state of Connecticut, you are hereby commanded to serve a true and attested copy of the above application and order upon…., of…. by leaving the same in such person’s hands or at such person’s usual place of abode (or such other notice as ordered by the court) on or before….
§ 49-35B. Burden of Proof at Hearing. Authority of Court
§ 49-35C. Appeal
§ 49-35D. Validation of Lien Recorded Prior to April 22, 1975
§ 49-36. Liens Limited; Apportionment; Payments to Original Contractor
§ 49-37. Dissolution of Mechanic’s Lien by Substitution of Bond. Joinder of Actions on Claim and Bond
§ 49-37A. Lien Validated When Bond Substituted Prior to April 22, 1975
§ 49-38. Lien on Railroad for Services or Materials in Construction
§ 49-39.Time Limitation of Mechanic’s Lien. Action to Foreclose Privileged
§ 49-40A. Mechanic’s Liens Expired by Limitation of Time
§ 49-41. Public Buildings and Public Works. Bonds for Protection of Employees and Materialmen. Performance Bonds. Limits on Use of Owner-controlled Insurance Programs. Certain Surety Contract Provision
(f) Whenever a surety bond is required in connection with a contract for the construction, reconstruction, alteration, remodeling, repair or demolition of any public building for work by the state or a municipality, that is estimated to cost more than five hundred thousand dollars and is paid for, in whole or in part, with state funds, the surety contract between the contractor named as principal in the bond and the surety that issues such bond shall contain the following provision: “In the event that the surety assumes the contract or obtains a bid or bids for completion of the contract, the surety shall ensure that the contractor chosen to complete the contract is prequalified pursuant to section 4a-100 of the Connecticut general statutes in the requisite classification and has the aggregate work capacity rating and single project limit necessary to complete the contract”.
§ 49-41A. Enforcement of Payment by General Contractor to Subcontractor and by Subcontractor to its Subcontractors
§ 49-41B. Release of Payments on Construction Projects
§ 49-41C. State Contractor to Make Payment to Subcontractor Within Thirty Days
§ 49-42. Enforcement of Right to Payment on Bond. Suit on Bond, Procedure, and Judgment
§ 49-43. Certified Copies of Bonds and Contracts for Public Works
§ 49-47A. Form of Mechanic’s Lien Foreclosure Certificates
§ 49-51. Discharge of Invalid Lien
§ 49-52. Pendency of Action to Foreclose Lien on Personalty Not to Be Notice
§ 49-53. Duty of Officer Serving Process in Such Action. Record by Town Clerk
§ 49-54. Action to Be Brought on Bond or Undertaking
Connecticut construction payment topics