How do I file a materialman's lien in Georgia?

Georgia mechanic's and materialman's liens are governed by O.C.G.A. §§ 44-14-360 to 44-14-369.

1. Who Can File

Contractors, subcontractors, materialmen, machinists, manufacturers, architects, engineers, registered foresters, and registered land surveyors (O.C.G.A. § 44-14-361).

2. Preliminary / Pre-Lien Notice

When the owner files a Notice of Commencement, lower-tier claimants (those without direct contract with the owner or contractor) must send a Notice to Contractor within 30 days of first delivery of labor/materials (O.C.G.A. § 44-14-361.5). Failure forfeits lien rights.

3. Recording the Lien

File a Claim of Lien in the clerk of superior court of the county where the property lies, within 90 days after the last day of furnishing labor, services, or materials (O.C.G.A. § 44-14-361.1(a)(2)). The claim must contain claimant, amount, owner, property description, date of last work, and lien-statement language under § 44-14-361.1.

4. Service on Owner

Send a copy of the Claim of Lien to the owner by registered mail, statutory overnight delivery, or certified mail within 2 business days of filing (O.C.G.A. § 44-14-361.1(a)(2)).

5. Suit to Foreclose

Commence suit to enforce the lien within 365 days of filing, then file a Notice of Commencement of Lien Action with the clerk within 30 days of filing suit (O.C.G.A. § 44-14-361.1(a)(3), (4)). Owner may serve a Notice of Contest of Lien shortening the suit deadline to 60 days (O.C.G.A. § 44-14-368).

6. Priority

Liens relate back to the commencement of the improvement, taking priority over later-recorded interests (O.C.G.A. § 44-14-361.1(d)).

7. Bond Release

Owner or contractor may release the lien by recording a bond for 110% of the lien (O.C.G.A. § 44-14-364).

8. Homestead / Residential

Residential projects of 1-2 units do not require an owner-filed Notice of Commencement; however, statutory preliminary notice rules still apply when one is filed (O.C.G.A. § 44-14-361.5).

9. Fraudulent Lien Penalties

Filing a false or fraudulent lien is a misdemeanor and subjects claimant to civil damages and attorney's fees; willful exaggeration is grounds for invalidation.

This is legal information, not legal advice.