How much can I claim in a mechanic's lien?
You can lien the unpaid contract balance for labor and materials you actually furnished to the project, plus approved change orders, minus payments received. Most states limit the lien to the reasonable value of work supplied and prohibit including amounts for unperformed work. Retainage properly held by the owner is still part of what you are owed.
Does retainage reduce my lien amount?
No. Retainage (typically 5–10% withheld under the contract) is money you have earned but not yet been paid, so it is part of your lien claim. The retainage becomes payable at substantial or final completion, and your lien secures it until released.
Can I include interest and fees in a mechanic's lien?
It depends on your state. Many state lien statutes allow the principal unpaid balance but restrict adding interest, attorney fees or finance charges to the lien amount itself, even if those are recoverable in a separate breach-of-contract action. Check your state statute before adding interest to the recorded lien.
What is the penalty for filing an inflated mechanic's lien?
Filing a wilfully exaggerated or fraudulent lien can void the entire lien and expose you to statutory penalties, damages and attorney fees in many states. Record only the amount actually owing for work you performed.