State Information | Ohio | National Lien Services

This is an overview of the state’s statutory approach to lien law and what contractors might want to focus on to ensure lien rights are established timely, correctly, and effectively.

While we are happy to provide this guide as a quick reference, we highly encourage that you work with a construction attorney to help you with your particular circumstances in our complex construction lien law environment.

Ohio Quick Overview

Pursuant code	OH Rev. Code Ann. §§ 1311.01 et seq.
Prelien required for private / commercial projects	Yes
Prelien required for public projects	Yes
OH statutory relief	Full Price
Lien milestone event	Last furnishing/last invoice
Lien enforcement deadline	6 years
Waivable lien rights	No specific statutes
Supplier to supplier rights	Condiional, check statutes
Prelien document name(s)	Notice of Furnishing
Prelien minimum information	Claimant name and address, description of labor or materials furnished, party with whom the claimant contracted, and the project description sufficient for identification
Prelien minimum notifications	Owner, and General Contractor if materials or labor were supplied to a subcontractor
Prelien recording requirement	No
Prelien notarized	No

Understanding the Prelien Process on Construction Projects in Ohio by Role

Ohio requires a Notice of Furnishing to be served within 21 days from first furnishing labor or materials if the property owner has filed a Notice of Commencement. The notice preserves lien rights prospectively from the date served unless it is timely. It is not required for claimants in direct privity with the owner.

Prime/ Original / General Contractors (GCs): Prime contractors in direct contract with the owner usually do not serve a Notice of Furnishing but should monitor Notice of Commencement filings.

Subcontractors/Trade Partners (Subs): Subcontractors should serve a Notice of Furnishing within 21 days of first furnishing when a Notice of Commencement exists.

Second-tier Subcontractors: Second-tier claimants should verify required recipients and preserve proof of service.

Lower-tier Subcontractors: Lower-tier parties should move quickly because late service only preserves prospective rights.

Material Suppliers: Suppliers should track first delivery dates and serve timely notice to maintain lien coverage.

Equipment Lessors: Lessors should document furnishing dates and serve notices when statutory triggers apply.

Second-tier Material Suppliers: Second-tier suppliers should confirm owner and GC contacts before serving notice.

Possible Exceptions, Special Circumstances, and Caveats in Ohio

Owner Occupied Residential: Shortened 60-day deadline to file lien applies for certain residential properties.

Residential: Shortened lien filing deadline of 60 days applies for certain dwelling and condominium properties.

Mechanic's Liens in Ohio

In Ohio, contractors, subcontractors, and suppliers have the right to file a mechanics lien on private projects if they are unpaid. Subcontractors and material suppliers must serve a Notice of Furnishing within 21 days of first furnishing labor or materials if a Notice of Commencement is recorded by the owner. A lien affidavit must be filed within 75 days (for commercial property), 60 days (for residential), or 120 days (for oil/gas well projects) after last furnishing. A copy must be served on the owner within 30 days of filing. Actions to foreclose a lien must be filed within 6 years of the filing date, unless a Notice to Commence Suit is served, shortening the timeframe to 60 days.

Bond Claims in Ohio

On public projects in Ohio, subcontractors and suppliers have bond claim rights when the project is bonded. To preserve the bond claim, subcontractors must typically serve a Notice of Furnishing within 21 days of first furnishing labor or materials if a Notice of Commencement has been filed. Bond claims must generally be filed within 60-90 days of last furnishing labor or materials, depending on contract terms, and suits to enforce bond claims must be initiated within the timeframe specified in the bond or within applicable statutory periods.

Construction Lien Waivers in Ohio

Required format: Ohio does not require any specific statutorily required verbiage to be valid but be sure to check with your constuction attorney and consult any relevant state statutes.

Required notarization: Ohio does not require waivers to be notarized.

Ohio statutes do not impose standardized waiver forms, but conditional and unconditional waivers are commonly used in practice. Lien rights cannot be waived in advance of furnishing labor or materials.

Learn more about waivers here, including the when and how to use various types of waivers, the difference between a Lien Waiver and a Lien Release, what to look for before signing, and more.

As a client, you'll have free access to our system that easily creates statutorily correct lien waivers.
Through our technology partner Prelien Pro, you can also access best-in-class lien waiver management software, allowing you to easily track, collaborate, and share lien waivers with all your trade partners.

Assessors’ websites in Ohio counties

Most often, the county Assessor’s office is the go-to resource for online lien-related information for construction project parcels—ownership records, special warranty deeds, and more. Counties that we’ve not yet found online (those with “*”) link to a Google search for your convenience.

Frequently asked questions (FAQs) on Ohio lien processes for contractors

When must a Notice of Furnishing be sent in Ohio?

A Notice of Furnishing must be served within 21 days of first furnishing labor or materials if a Notice of Commencement has been filed.

Who must receive the Notice of Furnishing?

The Notice of Furnishing must be served on the property owner and, if applicable, the general contractor.

What happens if I miss the 21-day Notice of Furnishing deadline?

If you miss the deadline, you may only have lien rights for work performed or materials furnished after the late service date.

How long do I have to file a mechanics lien in Ohio?

Lien affidavits must be filed within 75 days (commercial projects), 60 days (residential dwellings), or 120 days (oil and gas wells) after last furnishing.

How long do I have to enforce my mechanics lien after recording it?

You have 6 years from the filing date to bring a foreclosure action, unless a Notice to Commence Suit is served, in which case you have 60 days.

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Our Guide to Preliens, Waivers, Mechanic’s Liens, and Bond Claims in Ohio