Missouri Mechanic's Lien Filing Checklist

Filing a Missouri mechanic's lien step-by-step

Step 1: Confirm you qualify

Make sure you actually have lien rights. Under Chapter 429 RSMo, you generally qualify if you provided labor or materials that improved a specific piece of real property and you have not been paid. Contractors, subcontractors, material suppliers, equipment lessors, design professionals, and laborers can all hold lien rights when their work was incorporated into the improvement. If you delivered generic inventory with no connection to the property, you likely do not qualify.

Step 2: Give any required notice

Serve any preliminary notice the statute requires before you file. Subcontractors and suppliers who did not contract directly with the owner generally must give the owner at least a 10-day notice before filing the lien. For owner-occupied residential work, a consumer-disclosure notice is generally required at or with the contract. These notices appear to be strictly enforced, so confirm the exact form, timing, and method of service that apply to your situation.

Step 3: Prepare a "just and true account"

Put together a sworn statement that itemizes what you are owed — sometimes called a "just and true account." It should list the labor and materials furnished, state the amount due and unpaid, identify the property being improved, and be verified under oath. Do not pad or estimate. An inflated or materially inaccurate account can give the owner grounds to attack the entire lien, not just the disputed amount.

Step 4: File the lien statement

File your lien statement with the recorder of deeds in the county where the property is located — not where your business sits. Under RSMo § 429.080, this filing generally must happen within six months after the last date you furnished labor or materials for the project. That last date is tied to your actual work, not the date of your final invoice, and minor punch-list or warranty work usually does not reset the clock. Treat this six-month window as strict and file well before it closes.

Step 5: Serve or notify the owner

After filing, provide the owner with notice of the recorded lien as required. Serving a copy of the filed lien statement on the owner promptly gives them actual knowledge of the claim and helps preserve the integrity of your filing. Confirm the notice method and timing that apply, because requirements can vary by the type of property and your role on the project.

Step 6: Enforce the lien by filing suit

A filed lien does not force payment on its own. To keep it alive, you generally must commence a lien enforcement lawsuit within six months after the lien is filed. Miss this window and the lien expires automatically, with no extension or grace period. Treat this deadline as strict and start the enforcement action promptly rather than waiting until the end of the period.

Common mistakes to avoid

• Filing in the wrong county or with the wrong office rather than the recorder of deeds where the property sits.
• Counting the six-month deadline from your final invoice instead of your last day of actual work.
• Skipping or misformatting a required preliminary notice, which can be fatal to the lien.
• Padding the "just and true account" with amounts you cannot document.
• Filing the lien but forgetting the separate deadline to file the enforcement lawsuit.

When to talk to a lawyer

Missouri mechanic's lien rules are unforgiving, and small procedural errors routinely void otherwise legitimate claims. Consider speaking with a qualified Missouri construction or real estate attorney if a filing or enforcement deadline is approaching, if a lien has already been filed against your property, if the amount in dispute is significant, or if the project involves multiple contractors or competing lienholders. An attorney can confirm whether each requirement has been met before a deadline runs.