Virginia Memorandum of Lien for Subcontractors Form
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Get help filing your Virginia Mechanics Lien
The construction or mechanics lien, known in Virginia as a Memorandum of Lien, is filed on private construction jobs. Construction liens are available to parties who have performed labor or provided materials to a jobsite, and have not been paid.
This mechanics lien form (along with the Virginia Memorandum of Lien for Sub-Subcontractors Form) is for parties who did not contract directly with the owner of the property. If you did contract directly with the owner, check out the Virginia Memorandum of Lien for General Contractors Form.
Fill out the form on the right to download your Virginia Memorandum of Lien for Subcontractors Form. Use this form to file a lien in Virginia.
Rules and regulations for sending a Virginia Mechanics Lien
In Virginia, liens must be filed within 90 days from the last day of the month in which labor or materials are last furnished to a project. If sooner, the lien is due 90 days from the completion of the project. The most prudent way to calculate the lien deadline is to calculate 90 days from the date of last providing labor or materials. This period has expired, and it is time to file your lien.
After completing the Virginia Memorandum of Lien for Subcontractors Form, you must deliver it to the appropriate parties required by statute. Notices are typically served on the property owner and, for sub-tier parties, the general contractor. However, depending on the type of notice, it can be helpful to send notices to anyone else who is in charge of your payment, like a lender or surety company on the project.
Others are asking about Virginia Mechanics Lien
What is my role?
Your role is essentially a general contractor because you worked directly for the tenant. However, in VA if you are working for a tenant you may not have a right to a lien on the real estate but just on the leasehold. Without permission from the property owner/landlord to record a lien on the real estate there is only a right to lien the lease which has much less value than the land itself.
Mechanics Lean
This will be a long answer (relatively). There are three possible responses:
1. You can file suit to get the lien invalidated. This is a Circuit Court action in which you would present any defenses to the lien (improper filing, not valid because GC has been paid, etc.) and depending on the defenses can take as long and be as expensive as a suit to enforce.
2. You can place a bond or cash collateral with the Court and have the lien released that way. While this ties up some cash, it is the quickest way to get a lien released. You would then see if the GC sues to enforce its rights against that collateral. If the GC did so, you would present the same defenses that you could have presented in Option 1.
3. These first two involve attorneys and lawsuits in Circuit Court. The third option is to simply wait 6 months and see if the GC sues to enforce the lien. If you do not plan to refinance or sell the property in that timeframe, the lien will sit there and will become dead letter after 6 months.
Can I amend already filed memorandum of mechanical lien?
You can amend the mechanic's lien, but only if there is time to do so within the 90 day window. You can also file a new one with the lower amount if you wish to do so, again only if its within the 90 day window. Based on the facts presented, there may not be a reason to change the amount in any event because the Homeowner has not given you proof of costs.
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Other forms to use in Virginia
Virginia County Recorders
Looking to file/record a mechanics lien in Virginia? You'll need to get your Virginia mechanics lien filed and recorded with the county recorder in the county where the construction project is located. Here is a listing of all county recorders in Virginia. Click on any county to find more information about how to get your lien recorded in that county.
Accomack
23316 Courthouse Av.
Accomac, Virginia, 23301
phone: (757) 787-5776
fax:
Albemarle
501 E Jefferson St #225
Charlottesville, Virginia, 22902
phone: (434) 972-4083
fax:
Arlington
1425 N. Courthouse Road, Suite 6200 Attn: Land Records
Arlington, Virginia, 22201
phone: 703.228.4369
fax:
Augusta
1 E Johnson St
Staunton, Virginia, 24401
phone: (540) 245-5321
fax:
Bedford
123 E Main St #201
Bedford, Virginia, 24523
phone: (540) 586-7632
fax:
Bland
612 Main St #104
Bland, Virginia, 24315
phone: (276) 688-4562
fax:
Caroline
112 Courthouse Ln
Bowling Green, Virginia, 22427
phone: (804) 633-5800
fax:
Chesterfield
9500 Courthouse Road
Chesterfield, Virginia, 23832
phone: 804-748-1000
fax:
City of Alexandria
520 Kings Street Suite 307
Alexandria, Virginia, 22314
phone: 703.746.4044
fax:
City of Bristol
497 Cumberland Street
Bristol, Virginia, 24201
phone: (276) 645-7321
fax:
City of Charlottesville
315 East High St.
Charlottesville, Virginia, 22902
phone: 434-970-3766
fax:
City of Chesapeake
307 Albemarle Drive, Suite 300A
Chesapeake, Virginia, 23322-5579
phone: 757-382-3000
fax:
City of Danville
401 Patton Street
Danville, Virginia, 24543
phone: (434) 799-5168
fax:
City of Falls Church
1425 North Courthouse Rd
Arlington, Virginia, 22201
phone: 703-228-4369
fax:
City of Hampton
101 Kings Way
Hampton, Virginia, 23669
phone: 757-727-6105 press 4
fax:
City of Hopewell
100 E Broadway Ave # 251
Hopewell, Virginia, 23860
phone: (804) 541-2239
fax:
City of Lynchburg
732 Village Hwy
Rustburg, Virginia, 24588
phone: (434) 592-9517
fax:
City of Manassas
9311 Lee Avenue 3rd Floor Room 300
Manassas, Virginia, 20110
phone: 703-792-6015
fax:
City of Martinsville
55 West Church Street, Room 205
Martinsville, Virginia, 24114
phone: (276) 403-5106
fax:
City of Newport News
2500 Washington Ave
Newport News, Virginia, 23607
phone: (757) 926-8561
fax:
City of Petersburg
7 Courthouse Avenue
Petersburg, Virginia, 23803
phone: (804) 733-2367
fax:
City of Portsmouth
1345 Court Street
Portsmouth, Virginia, 23705
phone: 757-393-8671
fax:
City of Richmond
400 North Ninth Street attn: record room
Richmond, Virginia, 23219
phone: 804-646-6530
fax:
City of Roanoke
315 Church Avenue, S.W. Courthouse - 3rd Floor
Roanoke, Virginia, 24016
phone: (540) 853-6702
fax:
City of Salem
2 E Calhoun St
Salem, Virginia, 24153
phone: (540) 375-3067
fax:
City of Staunton
113 E Beverley St # 300
Staunton, Virginia, 24401
phone: (540) 332-3874
fax:
City of Suffolk
150 North Main Street
Suffolk, Virginia, 23434
phone: 757-514-7812
fax:
Culpeper
135 West Cameron St
Culpeper, Virginia, 22701
phone: (540) 727-3438
fax:
Essex
305 Prince St
Tappahannock, Virginia, 22560
phone: (804) 443-3541
fax:
Fairfax
Attn: Land Records 4110 Chain Bridge Road
Fairfax, Virginia, 22030
phone: 703-691-7320 press 3 and then 4 and then 5
fax:
Fauquier
29 Ashby Street
Warrenton, Virginia, 20186
phone: 540-422-8100
fax:
Fluvanna
72 Main Street
Palmyra, Virginia, 22963
phone: (434) 591-1970
fax:
Franklin
275 S Main Street #212
Rocky Mount, Virginia, 24151
phone: 5404833065
fax:
Frederick
815 Princess Anne St
Fredericksburg, Virginia, 22401
phone: (540) 372-1066
fax:
Gloucester
7400 Justice Drive, Suite 327
Gloucester, Virginia, 23061
phone: 804-693-2502
fax: 804-693-2186
Greene
22 Court St
Stanardsville, Virginia, 22973
phone: (434) 985-5208
fax:
Hanover
7530 County Complex Road
Hanover, VA, Virginia, 23069
phone: 804-365-6151
fax:
Henrico
4301 East Parham Road
Henrico, Virginia, 23228
phone: 804-501-4249
fax:
Henry
3160 Kings Mountain Rd. Suite B
Martinsville, Virginia, 24112-3966
phone: (276) 634-4880
fax:
Isle of Wight
17000 Josiah Parker Circle
Isle of Wight, Virginia, 23397
phone: (757) 365-6233
fax:
Loudoun
18 E Market St
Leesburg, Virginia, 20176
phone: (703) 777-0270
fax:
Louisa
100 W. Main Street
Louisa, Virginia, 23093-0037
phone: (540) 967-5312
fax:
Montgomery
55 East Main St suite 1
Christiansburg, Virginia, 24073
phone: (540) 382-5760 press 5
fax:
Nelson
84 Courthouse Square
Lovingston, Virginia, 22949
phone: (434) 263-7020
fax:
Orange
110 North Madison Road, Suite 300
Orange, Virginia, 22960-0133
phone: (540) 672-4030
fax:
Powhatan
3880 Old Buckingham Road
Powhatan, Virginia, 23139
phone: (804) 598-5660
fax:
Rockbridge
20 south randolph st, suite 101
lexington, Virginia, 24450
phone:
fax:
Rockingham
80 Court Square
Harrisonburg, Virginia, 22802
phone: (540) 564-3111
fax:
Russell
53 East Main Street
Lebanon, Virginia, 24266
phone: (276) 889-8023
fax:
Scott
202 West Jackson Street, Suite 102
Gate City, Virginia, 24251-3012
phone: (276) 386-3801
fax:
Smyth
109 W Main St # 119
Marion, Virginia, 24354
phone: (276) 782-4044
fax:
Southampton
22350 Main Street
Courtland, Virginia, 23837
phone: 757-653-2200
fax:
Spotsylvania
9107 Judicial Center Lane
Spotsylvania, Virginia, 22553
phone: (540) 507-7600
fax:
Stafford
1300 Courthouse Rd
Stafford, Virginia, 22554
phone: (540) 658-8750
fax:
Tazewell
101 East Main Street, Suite 202
Tazwell, Virginia, 24651
phone: 276-385- 1220
fax:
Warren
1 East Main Street
Front Royal, Virginia, 22630-3313
phone: (540) 635-2435
fax:
Washington
497 Cumberland St, Room 210
Bristol, Virginia, 24201
phone: 276.645.7321
fax:
Wythe
225 South Fourth Street
Wytheville, Virginia, 24382
phone: (276) 223-6050
fax: