Wisconsin Construction Lien Resources
Residential subs: 60-day notice to owner. Everyone: 30-day notice of intent, then file the lien within 6 months of last work. Everything a contractor, subcontractor or supplier needs to protect lien rights in Wisconsin.
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Sub notice to owner after first work (residential, 4 units or fewer)
Notice of intent before filing the lien
File the lien claim after last work
Start the foreclosure action after filing
Wisconsin deadline calculator
Enter your dates and see every deadline in order. Red rows are the ones that can cost you the lien.
How a Wisconsin lien comes together
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In the written contract, or within 10 days of first work if there is no written contract (residential prime contractor)
Prime contractor notice
A residential prime contractor who uses subs or suppliers puts the statutory notice in the written contract with the owner. With no written contract, the prime serves a separate notice within 10 days after first furnishing. A prime contractor who does not give a required notice has no lien.
Wis. Stat. 779.02(2)(a)
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Within 60 days of first work (residential, sub or supplier)
Subcontractor notice to owner
Subs and suppliers serve a written notice, in 2 signed copies, on the owner or authorized agent. Nonresidential projects and residential projects adding more than 4 units are exempt.
Wis. Stat. 779.02(1)(c), 779.02(2)(b)
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At least 30 days before filing
Notice of intent to file lien
Every claimant serves a written notice of intent on the owner. It briefly describes the claim, its amount, and the land and improvement.
Wis. Stat. 779.06(2)
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Within 6 months of last work
File the lien claim
File the claim for lien with the clerk of circuit court in the county where the land lies. Attach copies of the earlier notices.
Wis. Stat. 779.06(1), (3)
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Within 30 days after filing
Serve the lien on the owner
Serve a copy of the filed claim for lien on the property owner.
Wis. Stat. 779.06(1)
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Within 2 years after filing
Enforce the lien
Bring the action and file the summons and complaint. If you do not, no lien exists.
Wis. Stat. 779.06(1)
The Wisconsin rules, abstracted
A working summary of the Wisconsin Construction Lien Law for notice, recording and enforcement.
Who has lien rights
Any person who performs, furnishes, or procures work, labor, services, materials, plans, or specifications used or consumed to improve land has a lien, if they comply with the notice rules in 779.02. This covers prime contractors, subcontractors, suppliers, laborers, and design professionals. The lien attaches to all interests in the land belonging to its owners.
Pre-lien notices
On residential work, a prime contractor who uses subs or suppliers must put the statutory notice in any written contract with the owner and give the owner a copy. With no written contract, the prime serves a separate notice within 10 days after first furnishing. A prime who fails to give a required notice has no lien. Subs and suppliers must serve a written notice, in 2 signed copies, on the owner or authorized agent within 60 days after first furnishing. A sub who skips it has no lien. A late but proper notice covers only work done after the owner actually receives it.
Who is exempt from the 60-day and 10-day notices
No notice is needed when the improvement is partly or wholly nonresidential, or when more than 4 family living units are built or added. Laborers employed by a contractor are exempt. So are claimants who contract directly with the owner, other than residential prime contractors. A prime contractor who is, or is controlled with, the owner is exempt. Subs on a project where the prime is not required to give notice are also exempt.
Notice of intent to file
Every claimant must serve a written notice of intent to file a lien claim on the owner at least 30 days before filing. This applies even if you already gave a 779.02 notice. The notice must briefly describe the claim, its amount, and the land and improvement.
The lien claim
File the claim for lien with the clerk of circuit court in the county where the land lies. The deadline is 6 months from the last date you performed, furnished, or procured labor or materials. Attach copies of any 779.02 notice and the notice of intent. The claim states the contract, the parties, the last date of work, a legal description, and the amount claimed.
Service and enforcement
Serve a copy of the filed claim on the owner within 30 days after filing. Bring an action and file the summons and complaint within 2 years after filing the claim. If not, no lien exists.
Owner and lender protections
On residential work, owners receive notice of who may claim a lien. The owner must give a copy of any sub notice to its construction mortgage lender within 10 days after receipt. A lender need not pay out loan proceeds until the prime gives any required notice. Money paid to a prime contractor or sub for the improvement is a trust fund for unpaid labor and materials. Misusing it is theft by contractor.
Wisconsin quirk: no notice of commencement
Wisconsin has no notice of commencement or notice of completion process. The 6-month filing clock runs from each claimant’s own last furnishing date. Liens are filed with the clerk of circuit court, not the register of deeds.
Where Wisconsin liens go wrong
- Skipping the 30-day notice of intent. It is required on every job, commercial included.
- Assuming the 60-day notice is optional on a house. On residential work of 4 units or fewer, a sub without it has no lien.
- Filing with the register of deeds. Wisconsin liens go to the clerk of circuit court.
- Forgetting to attach the earlier notices to the lien claim, or to serve the filed claim on the owner within 30 days.
What do I need to send?
- On residential jobs of 4 units or fewer, serve the 60-day notice (2 signed copies) on the owner
- Track your first and last furnishing dates
- Serve a notice of intent on the owner at least 30 days before filing
- File the lien with the clerk of circuit court within 6 months of last work
- On public jobs, give the prime contractor written notice within 60 days of first work
- On residential work with subs or suppliers, put the statutory notice in the written contract and give the owner a copy
- With no written contract, serve the notice separately within 10 days of first work
- Project funds you receive are held in trust for unpaid labor and materials
- Serve a notice of intent at least 30 days before filing
- File within 6 months of last work and sue within 2 years of filing
- Keep the prime contractor notice and any sub notices you receive
- Owners: send a copy of each sub notice to your construction lender within 10 days
- Collect lien waivers before paying; a claimant may refuse a waiver until paid in full
- Watch for a notice of intent; a lien claim may follow 30 days later
Public projects: payment bonds
You can’t lien public property. On state and local jobs, your security is the contractor’s payment bond under the State and local public improvement contracts above statutory thresholds require a payment bond from the prime contractor. Claimants may also file a claim against funds the public body still owes the prime contractor..
- Subs and suppliers serve written notice on the prime contractor within 60 days after first furnishing. Exceptions: your contract is $5,000 or less, you are named on the prime’s sub list or in a written contract, or the action is brought by an employee
- Sue on the bond no later than one year after completion of work under the contract
- Claim against public funds: before payment to the prime, serve written notice on the municipal clerk (or treasurer if the clerk is absent) and a copy on the prime contractor
- Bring the funds action within 3 months after serving the notice, and file notice of the action with the officer, or the lien rights are barred
Wis. Stat. 779.14, 779.15
Lien waivers
Wisconsin has no statutory lien waiver form. Any signed document that purports to waive lien rights can work. A waiver can be signed before or after the work and needs no consideration. It covers all work on the improvement unless it expressly limits itself. A claimant may refuse to give a waiver unless paid in full for the covered work. A waiver gives up lien rights, not contract rights.
Wis. Stat. 779.05
Federal projects
The Miller Act governs federal jobs in every state. Second-tier claimants give written notice to the prime contractor within 90 days after last furnishing; suit within 1 year after last furnishing.
40 U.S.C. 3133
Read the Wisconsin law
We link to the official statute instead of hosting a copy, so you always read the current version. Our summaries were last checked against these sources on October 7, 2026.
Wisconsin services
Flat pricing per document. Premium members pay less on every filing.
Basic: free with signup. Premium: $299 per year.
Basic Membership
Create your free LienNow account to access all our services at standard pricing. No cost, no commitment. Sign up in minutes and start filing right away at our standard pricing. It’s a good fit for contractors and suppliers who file occasionally.
Premium Membership
Premium includes everything in Basic, plus discounted pricing across our service offerings. If you file notices or liens regularly, the savings can quickly cover the annual fee.
| Service | Premium | Basic |
|---|---|---|
| 60-day subcontractor notice (residential) | Starting at $55 | Starting at $90 |
| Prime contractor notice to owner | Starting at $55 | Starting at $90 |
| 30-day notice of intent to file | Starting at $75 | Starting at $110 |
| Claim for lien: prepare, record and serve | Starting at $250 | Starting at $425 |
| Lien release / discharge | Starting at $110 | Starting at $165 |
| Public job bond notice or claim | Starting at $210 | Starting at $375 |
| Miller Act bond notice or claim (federal jobs) | Starting at $195 | Starting at $350 |
| Title search and legal description | Starting at $300 | Starting at $350 |
| Rush service (within 7 business days) | Starting at $75 | Starting at $150 |
| Same-day service (24-hour turnaround) | Starting at $125 | Starting at $200 |
| Electronic recording (e-file) | Starting at $45 | Starting at $75 |
Prices are LienNow service fees per document. County recording fees, state registry or portal fees, certified mail, postage and notary fees are billed at cost. Court actions to enforce a lien are handled by an attorney and are not included.
Wisconsin lien questions
Do I need a preliminary notice on a Wisconsin commercial job?
No 60-day sub notice is required when the improvement is partly or wholly nonresidential, or adds more than 4 family living units. You still need the 30-day notice of intent before filing a lien.
How long do I have to file a lien in Wisconsin?
6 months from the last date you performed, furnished, or procured labor or materials. The notice of intent must be served at least 30 days before you file.
Where is a Wisconsin lien filed?
With the clerk of circuit court in the county where the land lies. The statute requires serving a copy on the owner within 30 days after filing.
How long does a Wisconsin lien last?
An action must be brought and a summons and complaint filed within 2 years after filing the claim. Otherwise no lien exists.
Working a Wisconsin job?
Send us the job. We prepare, serve and record your Wisconsin notices and liens, and track every deadline.
The information on this page is general information about Wisconsin law as of the review date shown. It is not legal advice, and LienNow is not a law firm. Deadlines depend on the facts of each project. Consult a licensed Wisconsin attorney about your specific situation.