Minnesota Mechanics Lien Deadline Calculator: The Prelien Notice, 120 Days to File and Serve, One Year to Assert the Lien
Chapter 514 of the Minnesota Statutes sets the periods a mechanics lien claimant counts, and this page works each one out from the dates you enter. Under section 514.011, a contractor who contracts with the owner and has or will have subcontractors or material suppliers puts the prelien notice in the written contract, or, with no written contract, delivers it within ten days after the work of improvement is agreed upon; anyone else entitled to a lien, except a party under direct contract with the owner, gives the notice not later than 45 days after first furnishing labor, skill or materials. Section 514.08 ends the lien 120 days after the last of the work or the last item furnished unless, within that period, a statement of the claim is filed for record and a copy is served. Section 514.12 bars enforcing the lien unless the holder asserts it by a complaint or answer within one year after the last item, and section 514.11 gives a defendant 20 days after service to answer. The days are counted the way section 645.15 says: the first day is excluded, the last is included, and a last day that falls on Saturday, Sunday, or a legal holiday is omitted. The holidays are the ones listed in section 645.44, subdivision 5.
Worked example
These are the figures the calculator opens with and the answer it gives. Change anything above and every number below moves with it.
- Who you contracted withAnyone but the owner: I am a subcontractor, a supplier or a worker
- Written contract with the ownerYes
- What the property isAnything not listed below, including a home of four family units or fewer
- Last furnishing day: day of the month27
- Last furnishing day: monthAugust
- Last furnishing day: year2026
- First furnishing day: day of the month19
- First furnishing day: monthMay
- First furnishing day: year2026
- Day the work was agreed upon: day of the month15
- Day the work was agreed upon: monthMay
- Day the work was agreed upon: year2026
- Indigenous Peoples Day and the Friday after ThanksgivingCount neither as a holiday: the earliest dates
- Served as a defendant in a lien foreclosure actionNo, or not yet
- Date you were served: day of the month14
- Date you were served: monthJune
- Date you were served: year2027
Last day to file the lien statement for record and serve a copyDecember 28, 2026
514.011, subd. 4a drops the notice where the contractor is managed or controlled by substantially the same persons who manage or control the owner of the improved real estate. The page does not ask about that.
As to a bona fide purchaser, mortgagee, or encumbrancer without notice, the absence from the record of a notice of lis pendens after the year in which the lien could be asserted is conclusive evidence that the lien may no longer be enforced, 514.12, subd. 3. On the dates you entered that year runs to August 27, 2027.
This page does date arithmetic on the dates you entered, under the sections it names. It does not decide whether you have a lien, which notice your job needs, or whether a court would count a date differently.
| Prelien notice | RequiredRequired of every person entitled to a lien under 514.01, except a party under direct contract with the owner, as a necessary prerequisite to the validity of any claim or lien, 514.011, subd. 2(a). A good faith effort to comply keeps the lien unless the owner or another lien claimant proves damage as a direct result, subd. 2(b). |
|---|---|
| Last day to give the prelien notice | July 6, 2026Your first day is May 19, 2026. Day 45 is July 3, 2026, a Friday, which is the day before Independence Day, a holiday because Independence Day falls on a Saturday, 645.44, subd. 5(a), so that day is omitted, 645.15, and the date moves to Monday, July 6, 2026, the next day that is not a Saturday, Sunday or legal holiday. By personal delivery or certified mail to the owner or the owner's authorized agent, 514.011, subd. 2(a). |
| Day 120 after your last day | December 25, 2026Day 120 is December 25, 2026, a Friday, which is Christmas Day, a holiday, 645.44, subd. 5(a), so that day is omitted, 645.15, and the date moves to Monday, December 28, 2026, the next day that is not a Saturday, Sunday or legal holiday. The statement is filed for record with the county recorder, or with the registrar of titles if registered land, of the county where the premises are, and a copy is served personally or by certified mail on the owner, the owner's authorized agent or the person who entered into the contract with the contractor, 514.08, subd. 1. |
| Last day to assert the lien in court | August 27, 2027One year after your last day is August 27, 2027, a Friday. By filing a complaint or answer with the court administrator within one year after the date of the last item of the claim as set forth in the recorded lien statement, 514.12, subd. 3. |
| Notice of lis pendens | At the beginning of the actionThe plaintiff files it for record with the county recorder, or the registrar of titles if registered land, embracing a copy of the summons, 514.12, subd. 1. |
| Last day to answer in the action | Not shownIf another lienholder's action names you as a defendant, 514.11 requires an answer within 20 days after service, and 514.12, subd. 2 has every lienholder intervene in that action by answer. Choose yes above and enter the date you were served to count it. |
What this calculator assumes
- Every period on this page is counted the way 645.15 says: the first day is excluded and the last day is included, and when the last day falls on Saturday, Sunday, or a legal holiday, that day is omitted from the computation. Chapter 514 has no counting rule of its own.
- 645.15 does not say which day then ends the period, or what happens when the next day is a Saturday, Sunday or legal holiday as well. 645.151 does say, for a document filed with an office of the state or of a political subdivision: the next succeeding day which is not a Saturday, Sunday, or legal holiday. The page moves every date that way, the notices and the copy served on the owner included, although those go to a person and not to an office.
- 645.15 covers a period fixed by law for doing an act. 514.08, subd. 1 is written as the lien ceasing at the end of 120 days unless the statement is filed and served within the period, and 514.12, subd. 3 as no lien being enforced unless it is asserted within one year. The page counts both under 645.15; neither section names it.
- 645.15 says legal holiday and does not define it. The page uses the holidays listed in 645.44, subd. 5(a), moved the way it says: when New Year's Day, Juneteenth, Independence Day, Veterans Day or Christmas Day falls on Sunday, the following day is a holiday, and when one falls on Saturday, the preceding day is. A Saturday New Year's Day makes December 31 of the year before a holiday.
- 645.44, subd. 5(a) lists Indigenous Peoples Day, then says that for the executive branch holiday also includes the Friday after Thanksgiving and does not include Indigenous Peoples Day, and leaves both days to the choice of the other branches of state government and of political subdivisions. The page counts them the way you choose above. Its default counts neither, which gives the earliest dates, and a warning shows the other date whenever the choice changes one.
- The holiday list is the one in force when this page was built. The page applies it to every year it counts and does not check whether the list read differently in an earlier year.
- A year is a calendar year, 645.44, subd. 13, so one year after a date ends on the same date a year later. Nothing in chapter 514 or 645 says which day ends a year that starts on February 29. The page uses February 28, the way 645.14 ends a count of months that runs short, and a warning gives the March 1 reading.
- The 120 days in 514.08 run from doing the last of the work, or furnishing the last item of skill, material, or machinery. The year in 514.12, subd. 3 runs from the date of the last item of the claim as set forth in the recorded lien statement. The page counts both from the last day you enter, which assumes your lien statement sets forth that day.
- 514.011 and 514.08 allow personal delivery or certified mail and do not say whether a mailed notice or copy counts on the day it is mailed or the day it arrives. The page gives the last day and does not settle that.
- The page does not compute the owner's written request for an itemized and verified account, which 514.07 allows within 15 days after the completion of the contract, or the wait it starts: no action may be commenced for the enforcement of the lien until ten days after the statement is furnished. It does not cover a lien claimed under 514.04, whose statement goes to the secretary of state.
120 days to file the lien statement and serve a copy, section 514.08
Section 514.08, subdivision 1 says the lien ceases at the end of 120 days after doing the last of the work, or furnishing the last item of skill, material, or machinery, unless two things happen within that period. A statement of the claim is filed for record with the county recorder, or, if the land is registered, with the registrar of titles, of the county in which the improved premises are situated. And a copy of the statement is served personally or by certified mail on the owner or the owner's authorized agent or the person who entered into the contract with the contractor. The page counts the 120 days from the last furnishing day you enter and gives one date for both.
Subdivision 2 lists what the statement sets forth, among them the dates when the first and last items of the claimant's contribution to the improvement were made, and an acknowledgment that a copy must be served personally or by certified mail within the 120-day period. The subdivision does not say whether a copy sent by certified mail is served on the day it is mailed or the day it arrives, and the page does not settle it.
Section 514.08 is worded as the lien ceasing at the end of 120 days, not as a time within which an act is to be done, and neither it nor section 645.15 names the other. The page counts it under section 645.15 all the same, and moves a last day that falls on Saturday, Sunday, or a legal holiday. It also shows day 120 itself, unmoved, so you can see the date the count gives before the move.
A claim made under section 514.04 is filed with the secretary of state instead of a county office. The page does not compute those claims.
Minn. Stat. 514.08, subdivision 1The lien ceases at the end of 120 days after doing the last of the work, or furnishing the last item of skill, material, or machinery, unless within this period: (1) a statement of the claim is filed for record with the county recorder or, if registered land, with the registrar of titles of the county in which the improved premises are situated, or, if the claim is made under section 514.04, with the secretary of state; and (2) a copy of the statement is served personally or by certified mail on the owner or the owner's authorized agent or the person who entered into the contract with the contractor.
Both have to happen inside the 120 days: the statement filed for record, and a copy served. The count starts from the last of the work or the last item furnished.
The prelien notice from a subcontractor or supplier, section 514.011, subdivision 2
Section 514.011, subdivision 2(a) covers every person who contributes to the improvement of real property so as to be entitled to a lien under section 514.01, except a party under direct contract with the owner. That person causes a written notice to be given to the owner or the owner's authorized agent, by personal delivery or by certified mail, not later than 45 days after first furnishing labor, skill or materials for the improvement. The subdivision makes the notice a necessary prerequisite to the validity of any claim or lien, and prints its wording in full. The page counts the 45 days from the first furnishing day you enter.
Subdivision 2(b) says a person entitled to a lien does not lose the right to the lien for failure to strictly comply with the subdivision if a good faith effort is made to comply, unless the owner or another lien claimant proves damage as a direct result of the failure to comply. The page cannot judge a good faith effort and does not try.
The subdivision does not say whether a notice sent by certified mail is given on the day it is mailed or the day it arrives. The page shows the last day of the 45 and does not settle which.
Minn. Stat. 514.011, subdivision 2(a)(a) Every person who contributes to the improvement of real property so as to be entitled to a lien pursuant to section 514.01, except a party under direct contract with the owner must, as a necessary prerequisite to the validity of any claim or lien, cause to be given to the owner or the owner's authorized agent, either by personal delivery or by certified mail, not later than 45 days after the lien claimant has first furnished labor, skill or materials for the improvement, a written notice in at least 10-point bold type, if printed, or in capital letters, if typewritten, which shall state:
Counted from the first day you furnished labor, skill or materials, not from the day you signed on. A party under direct contract with the owner is outside this subdivision.
The contractor's notice to the owner, section 514.011, subdivision 1
Subdivision 1 covers every person who enters into a contract with the owner for the improvement of real property and who has contracted or will contract with any subcontractors or material suppliers. That person includes the notice in any written contract with the owner and provides the owner with a copy of the written contract. If no written contract is entered into, the notice is prepared separately and delivered personally or by certified mail to the owner or the owner's authorized agent within ten days after the work of improvement is agreed upon. The page counts the ten days from the day you enter as the day the work was agreed upon.
The subdivision says a person who fails to provide the notice shall not have the lien and remedy provided by the chapter. A contractor with the owner who has no subcontractors or material suppliers and will have none is outside its words, and for that case the page shows no notice, with a warning that the subdivision applies once there is one.
The last paragraph of subdivision 1 says the notice is not required of an owner of the improved real estate, or of a contractor tied to the owner through officers, controlling shareholders or common management in the ways it lists. Subdivision 4a drops the notice where the contractor is managed or controlled by substantially the same persons who manage or control the owner of the improved real estate. The page does not ask about these and shows them as a warning.
Minn. Stat. 514.011, subdivision 1, the second sentenceIf no written contract for the improvement is entered into, the notice must be prepared separately and delivered personally or by certified mail to the owner or the owner's authorized agent within ten days after the work of improvement is agreed upon.
Ten days from the day the work is agreed upon, when there is no written contract. With a written contract, the notice goes in the contract and there is no day to count.
Where no prelien notice is required, section 514.011, subdivisions 4b and 4c
Subdivision 4b says the notice required by section 514.011 is not required in connection with an improvement to real property consisting of or providing more than four family units when the improvement is wholly residential in character.
Subdivision 4c says it is not required in connection with an improvement to real property which is not in agricultural use and which is wholly or partially nonresidential in use, if the work or improvement is to provide or add more than 5,000 total usable square feet of floor space, is an improvement to real property where the existing property contains more than 5,000 total usable square feet of floor space, or is an improvement to real property which contains more than 5,000 square feet and does not involve the construction of a new building or an addition to or the improvement of an existing building. Agricultural use has the meaning given in section 473H.02, subdivision 3, which the page has not read.
When you choose either kind of property, the page shows the prelien notice as not required and still counts the lien statement, the year to assert the lien and the answer, which the exceptions do not touch. A home of four family units or fewer, wholly residential, is in neither exception.
Minn. Stat. 514.011, subdivision 4bThe notice required by this section shall not be required to be given in connection with an improvement to real property consisting of or providing more than four family units when the improvement is wholly residential in character.
More than four family units, and wholly residential. A building of four units or fewer does not fit it.
One year to assert the lien, section 514.12, subdivision 3
Section 514.12, subdivision 3 says no lien shall be enforced in any case unless the holder asserts it, either by filing a complaint or answer with the court administrator, within one year after the date of the last item of the claim as set forth in the recorded lien statement, and that no person is bound by any judgment in the action unless made a party to it within the year. The page counts the year from the last furnishing day you enter, which assumes that is the date your lien statement sets forth.
Section 645.44, subdivision 13 says a year means a calendar year. Neither it nor section 514.12 says which day ends a year that starts on February 29. Section 645.14 answers the same question for months: a count that lands in a month without the starting day expires with the last day of that month. The page reads a year the same way, gives February 28, and prints a warning with the date the other reading, March 1, would give.
At the beginning of the action, subdivision 1 has the plaintiff file a notice of the pendency of the action for record, with a copy of the summons. Under subdivision 3, as to a bona fide purchaser, mortgagee, or encumbrancer without notice, the absence of that notice from the record after the year runs out is conclusive evidence that the lien may no longer be enforced. Section 514.11 requires each defendant in the action to answer within 20 days after service, and subdivision 2 has every lienholder intervene in the original action by answer.
Section 514.07 lets the owner, within 15 days after the completion of the contract, require an itemized and verified account of a lien claim by written request, and no action may be commenced until ten days after that statement is furnished. The page has no date for either and does not compute them.
Minn. Stat. 514.12, subdivision 3, the opening clauseNo lien shall be enforced in any case unless the holder thereof shall assert the same, either by filing a complaint or answer with the court administrator, within one year after the date of the last item of the claim as set forth in the recorded lien statement;
The year runs from the last item as the recorded statement sets it forth, not from the day the statement was filed.
How the days are counted: section 645.15 and the holidays of section 645.44
Chapter 514 has no counting rule of its own. Section 645.15 says the time shall be computed so as to exclude the first and include the last day of the period, and when the last day of the period falls on Saturday, Sunday, or a legal holiday, that day shall be omitted from the computation. So day one is the day after the date you enter.
Section 645.15 does not say which day then ends the period, or what happens when the next day is also a Saturday, Sunday or legal holiday. Section 645.151 does, for a document to be delivered to or filed with a department, agency, or instrumentality of the state or of a political subdivision: it is timely on the next succeeding day which is not a Saturday, Sunday, or legal holiday. The page uses that rule for every period here, the notices that go to an owner included, and says so.
Section 645.15 says legal holiday and section 645.44, subdivision 5 defines holiday; the page uses the subdivision 5 list for both. It is New Year's Day, Martin Luther King's Birthday on the third Monday in January, Washington's and Lincoln's Birthday on the third Monday in February, Memorial Day on the last Monday in May, Juneteenth on June 19, Independence Day on July 4, Labor Day on the first Monday in September, Veterans Day on November 11, Thanksgiving Day on the fourth Thursday in November, and Christmas Day. When New Year's Day, Juneteenth, Independence Day, Veterans Day or Christmas Day falls on Sunday, the following day is a holiday, and when any of them falls on Saturday, the preceding day is.
The same subdivision lists Indigenous Peoples Day, the second Monday in October. It then says that for the executive branch holiday also includes the Friday after Thanksgiving and does not include Indigenous Peoples Day, and leaves both days to the choice of the other branches of state government and of political subdivisions. The page asks which of the two to count. It starts with neither, which gives the earliest dates, and warns when the choice would move a date. It applies the list as it reads now to every year you enter.
Minn. Stat. 645.15Where the performance or doing of any act, duty, matter, payment, or thing is ordered or directed, and the period of time or duration for the performance or doing thereof is prescribed and fixed by law, the time, except as otherwise provided in sections 645.13 and 645.14, shall be computed so as to exclude the first and include the last day of the prescribed or fixed period or duration of time. When the last day of the period falls on Saturday, Sunday, or a legal holiday, that day shall be omitted from the computation.
Exclude the first day, include the last, and omit a last day that falls on Saturday, Sunday, or a legal holiday. It does not say which day comes next.
Questions people ask
My last day on the job was August 27, 2026. What is the last day to file the lien statement?
Section 514.08 ends the lien at the end of 120 days after the last of the work or the last item furnished, unless within that period a statement of the claim is filed for record and a copy is served. Counted under section 645.15 from August 27, 2026, day 120 is December 25, 2026, which is Christmas Day, a holiday under section 645.44, subdivision 5. That day is omitted, and so are the Saturday and Sunday after it, so the last day to file the statement for record and serve a copy is Monday, December 28, 2026.
I supplied materials to a subcontractor starting May 19, 2026. When is my prelien notice due?
As a supplier you are not under direct contract with the owner, so section 514.011, subdivision 2(a) has you give the owner or the owner's authorized agent a written notice, by personal delivery or by certified mail, not later than 45 days after first furnishing labor, skill or materials for the improvement. From May 19, 2026, day 45 is July 3, 2026. Independence Day, July 4, falls on a Saturday that year, so under section 645.44, subdivision 5 the preceding day is a holiday. Section 645.15 omits it, the Saturday and Sunday follow, and the last day to give the notice is Monday, July 6, 2026. This assumes the job is a home of four family units or fewer, which neither exception in the section covers.
I contracted with the owner, I will have subcontractors, there is no written contract, and the work was agreed upon on May 15, 2026. When is my notice due?
Section 514.011, subdivision 1 covers a contractor with the owner who has or will have subcontractors or suppliers. If no written contract is entered into, the notice must be prepared separately and delivered personally or by certified mail to the owner or the owner's authorized agent within ten days after the work of improvement is agreed upon. From May 15, 2026, day ten is May 25, 2026, which is Memorial Day, a holiday under section 645.44, subdivision 5. Section 645.15 omits it, so the last day to deliver the notice is May 26, 2026, assuming a home of four family units or fewer. A person who fails to provide the notice shall not have the lien and remedy provided by this chapter.
Who does not have to give a prelien notice?
Under section 514.011, subdivision 2(a), a party under direct contract with the owner does not give the subcontractor's notice. Under subdivision 1, a contractor with the owner gives its own notice only if it has contracted or will contract with any subcontractors or material suppliers, and that notice is not required of an owner of the improved real estate or of a contractor tied to the owner in the ways that subdivision lists. Subdivision 4a drops the notice where the contractor is managed or controlled by substantially the same persons who manage or control the owner. Subdivision 4b drops it for an improvement of more than four family units when the improvement is wholly residential, and subdivision 4c for certain real property not in agricultural use and wholly or partially nonresidential, where the work involves more than 5,000 square feet as that subdivision describes.
How long do I have to sue to enforce a Minnesota mechanics lien?
Section 514.12, subdivision 3 says no lien shall be enforced unless the holder asserts it, either by filing a complaint or answer with the court administrator, within one year after the date of the last item of the claim as set forth in the recorded lien statement. At the beginning of the action, subdivision 1 has the plaintiff file a notice of lis pendens for record. Section 514.07 also lets the owner, within 15 days after the completion of the contract, require an itemized and verified account of the lien claim, and no action may be commenced until ten days after that statement is furnished. The page counts the year from your last furnishing day and does not compute the section 514.07 dates.
My last day was February 29, 2028. When does the year to assert the lien end?
Section 514.12, subdivision 3 gives one year after the date of the last item, and section 645.44, subdivision 13 says a year means a calendar year. Neither says which day ends a year that starts on February 29, and February 2029 has no day 29. Section 645.14 answers that for months, running the count to the last day of the shorter month, and the page reads a year the same way: the last day to assert the lien is February 28, 2029. It warns that reading it as the day after would give March 1, 2029.
My last day was July 29, 2026, and day 120 is Thanksgiving. Is the Friday after it a holiday?
Section 645.44, subdivision 5 leaves it open. It says that for the executive branch holiday also includes the Friday after Thanksgiving, and that other branches of state government and political subdivisions have the option of determining whether it is a holiday. From July 29, 2026, day 120 is November 26, 2026, Thanksgiving Day, which section 645.15 omits. Counting neither optional day, the page gives Friday, November 27, 2026. Counting the Friday after Thanksgiving, the weekend follows it and the date is Monday, November 30, 2026, which the page shows in a warning. The lien statement is filed with a county office, and the page cannot tell which choice that office follows.
I was served as a defendant in another lienholder's action on June 14, 2027. When is my answer due?
Section 514.11 requires each defendant to file an answer to the complaint with the court administrator within 20 days after service, and the answer sets up any lien the defendant claims. Section 514.12, subdivision 2 has every lienholder intervene in the original action by answer. From June 14, 2027, day 20 is July 4, 2027, a Sunday. Independence Day falls on Sunday that year, so under section 645.44, subdivision 5 the following Monday is a holiday too. Section 645.15 omits the Sunday, the Monday follows it, and the page gives Tuesday, July 6, 2027. An answer is filed in a lawsuit, and the court's own rules of procedure, which the page has not read, may count its days differently.
My last day was September 2, 2027. Day 120 is New Year's Eve. Is that a holiday?
Section 514.08 gives 120 days after the last item to file the statement for record and serve a copy. From September 2, 2027, day 120 is Friday, December 31, 2027. The next day is New Year's Day, and it falls on a Saturday, so under section 645.44, subdivision 5 the preceding day, December 31, is a holiday. Section 645.15 omits it, the Saturday and Sunday follow, and the last day is Monday, January 3, 2028.
Which days count as holidays for these deadlines?
Section 645.15 omits a last day that falls on Saturday, Sunday, or a legal holiday. The page uses the holidays in section 645.44, subdivision 5: New Year's Day, Martin Luther King's Birthday on the third Monday in January, Washington's and Lincoln's Birthday on the third Monday in February, Memorial Day on the last Monday in May, Juneteenth on June 19, Independence Day on July 4, Labor Day on the first Monday in September, Veterans Day on November 11, Thanksgiving Day on the fourth Thursday in November, and Christmas Day on December 25. When New Year's Day, Juneteenth, Independence Day, Veterans Day or Christmas Day falls on Sunday, the following day is a holiday, and when any of them falls on Saturday, the preceding day is. Indigenous Peoples Day, the second Monday in October, and the Friday after Thanksgiving are left to the choice of the branches and political subdivisions, and the page asks which to count.
Does this calculator tell me whether I have a lien?
No. It does date arithmetic on the dates you enter, under the sections it names. Who has a lien is set by section 514.01 and the rest of the chapter, and whether a notice was required, given and received on time depends on facts the page does not ask for. It does not compute a claim under section 514.04, whose statement is filed with the secretary of state, or the section 514.07 request and wait. It counts the one year from the last furnishing day you enter, which assumes that is the date of the last item as set forth in your recorded lien statement.
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