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If you’ve spent any time around a construction site, you know well how many documents and forms the industry relies on. There seems to be a document for almost everything that happens on a job site (and off-site, in some cases). Luckily, most of the documents are pretty standard nationwide. But, a few random states have rules and regulations that aren’t so run-of-the-mill. One example? Nevada’s notice of completion.

Nevada and a few other states provide property owners with a tool to protect themselves against mechanics lien. That tool is a “Notice of Completion,” and it can have a tremendous effect on the amount of time a contractor has to file a mechanics lien. For that reason, Nevada contractors need to understand this document and how they can protect themselves.

What is a notice of completion in Nevada?

While the term might not sound very intimidating (in fact, it sounds relatively positive), a notice of completion empowers the project owner and, occasionally, the GC. This document marks the end of the construction project, and the project owner should send it to everyone who has lien rights on the project.

When the project owner files a notice of completion, it cuts the amount of time a contractor has to file a mechanics lien in Nevada. And it’s not just a few days — it’s by more than half.

Typically, contractors in Nevada have up to 90 days from last furnishing or job completion (not under a notice of completion) to file a mechanics lien against a property for non-payment. As long as the contractor meets that deadline, they’ll be able to file a lien. In Nevada, a notice of completion shrinks that deadline to just 40 days from the date of its filing.

So, if you’re one of the last contractors on a project and the project owner files a notice of completion, your original 90-day safety net for filing a lien doesn’t exist anymore. It’s now 40 days from the date the project owner filed. So if you were waiting for payment, it’s essential to get on your horse and file a lien sooner rather than later. 

Beyond shrinking the mechanics lien deadline, a notice of completion doesn’t affect anything else regarding mechanics liens. Certain documents still need sending, and the amount of time allotted for enforcing the lien doesn’t change. 

Be sure to keep reading the following sections to understand all of the implications of a notice of completion.

For Property Owners & Contractors

Is a notice of completion required in Nevada?

While Nevada allows project owners to file a notice of completion, the state does not require them. It is 100 percent a voluntary document. But, take a closer look at this tool: It allows a project owner to limit their lien liability, so it would make sense that most project owners would want to file one. 

Say that a project owner or GC isn’t paying invoices for whatever reason. If the project comes to completion and the project owner files a notice of completion, contractors need to scramble to file their liens. Anyone who doesn’t make the deadline doesn’t have rights to a mechanics lien, meaning they’ll have to pursue their payment in another way that’s much slower and much more expensive.

How does a notice of completion affect a construction project in Nevada?

A notice of completion can have a serious impact on a construction project. Contractors who thought they had more time to file a mechanics lien will have to scramble to make it happen. Scrambling to complete the appropriate paperwork and file a lien doesn’t leave many resources for everyday activities, which can cost a smaller outfit without an administration team quite a bit of time and money. Not to mention, they’ll be sacrificing working on other projects in the meantime. 

When filed, the notice of completion will drastically reduce the amount of time a potential claimant has to file a lien. The typical deadline to file a Nevada mechanics lien is 90 days from the project completion, or the claimant’s last date of furnishing labor and/or materials to the project; whichever is later. However, if a notice of completion is properly filed and served, the deadline to file a lien is just 40 days after the date the notice was recorded. 

Another important thing to keep in mind, is that if working on a residential project in Nevada, a Notice of Intent to Lien must be sent to the owner and GC at least 15 days prior to filing a lien. But here’s a fun fact about Nevada’s Notice of Intent, it does extend the deadline 15 additional days from the date the notice is sent. So, it’s not all in the favor of the project owner. 

Who needs to file a notice of completion in Nevada?

There’s a lot to know about Nevada’s notice of completion rules, and it can get pretty confusing. If you’re looking for something that’s cut-and-dry, the rules around who can file a notice of completion are straightforward.

There are essentially three people on a project that can file a notice of completion. Those three people include the project owner, an owner’s agent, or the general contractor. But, understand that no one needs to file a notice of completion in Nevada. It’s a voluntary document — it just tends to make sense for many project owners.

Where is a notice of completion filed?

When a project owner files a notice of completion, they must head to the county clerk’s office of the county that the project is in. It’s important to note that it doesn’t matter where a contractor is from, where the property owner lives, or any other variable. Lien filings and notices of completion occur at the office of the county clerk presiding over the project property’s location: 

How do I find out if a notice of completion was filed?

Once a notice of completion is recorded in the proper county recorder’s office, the party who filed the notice is required to send a copy of the notice by certified mail to the prime contractor and any potential lien claimants who sent a preliminary notice. This must be sent within 10 days after the notice was recorded.

However, if the notice is not served on a required party in the “time and manner” required, the notice of completion will be ineffective on the party who was required to receive it. In other words, if you were required to receive a copy of the notice, and didn’t (or received it past the 10-day deadline) the notice will not shorten your lien filing deadline.

What happens if a notice of completion wasn’t filed?

If a project owner or GC doesn’t file a notice of completion, contractors, subs, and suppliers have nothing out of the ordinary to worry about. They still need to keep an eye on the typical deadlines and send the appropriate notices, but the deadlines do not change.

So on private projects in Nevada, the deadline will still be 90 days from either their last date of furnishing, or project completion (whichever is later). And for those working on residential projects, don’t forget about the Notice of Intent to Lien.

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Construction attorneys: Courtney Stricklen, Christopher Ng, Andrea Goldman, and Peter Ryan

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How to protect yourself from a notice of completion in Nevada

Notices of completion can be tricky, and there’s only one sure way to protect yourself against a filing: Expect one on every job so you can change your mindset on mechanics lien deadlines.

Steps to protect yourself against a Notice of Completion in Nevada

  1. Use your date of last furnishing as the beginning of the deadline window
  2. If on a residential project, send an NOI with 40 days of last furnishing for an additional 15 days 
  3. File a mechanics lien within the new window to avoid the impact of a Notice of Completion

If you’re waiting to get paid on a Nevada project, it’s best practice to consider your date of last furnishing as the beginning of your deadline window, as opposed to the date of project completion. This is particularly true if you are anticipating a notice of completion to be filed — and you should also assume is the case to ensure you are prepared to act quickly if and when one is filed.

Free Nevada Notice of Completion Forms

Nevada Notice of Completion Form - free from

Nevada Notice of Completion Form

This Nevada Notice of Completion form is generally recorded at the completion of work on a construction project. Once filed, a copy of the Notice...

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The provision of the Nevada statutes that govern the filing and effects of a Notice of Completion can be found under Nevada Revised Statutes §108.228 and is reproduced below.

NV Notice of Completion

§ 108.228. Notice of completion: Recording; contents; verification; delivery of copy to each prime contractor and potential lien claimant; effect of failure to deliver copy to prime contractor or lien claimant

1. The owner may record a notice of completion after the completion of the work of improvement.

2. The notice of completion must be recorded in the office of the county recorder of the county where the property is located and must set forth:

(a) The date of completion of the work of improvement.

(b) The owner’s name or owners’ names, as the case may be, the address of the owner or addresses of the owners, as the case may be, and the nature of the title, if any, of the person signing the notice.

(c) A description of the property sufficient for identification.

(d) The name of the prime contractor or names of the prime contractors, if any.

3. The notice must be verified by the owner or by some other person on the owner’s behalf. The notice need not be acknowledged to be recorded.

4. Upon recording the notice pursuant to this section, the owner shall, within 10 days after the notice is recorded, deliver a copy of the notice by certified mail, to:

(a) Each prime contractor with whom the owner contracted for all or part of the work of improvement.

(b) Each potential lien claimant who, before the notice was recorded pursuant to this section, either submitted a request to the owner to receive the notice or delivered a preliminary notice of right to lien pursuant to NRS 108.245.

5. The failure of the owner to deliver a copy of the notice of completion in the time and manner provided in this section renders the notice of completion ineffective with respect to each prime contractor and lien claimant to whom a copy was required to be delivered pursuant to subsection 4.

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