About Missouri Preliminary Notices
Missouri has an interesting preliminary notice scheme. While “traditional” preliminary notices are not generally required, a notice of intent to lien is required for all subcontractors at least 10 days prior to filing a mechanics lien. This requirement is complex and can be difficult to comply with, so we’ve broken down those requirements here: Missouri Notice of Intent FAQs & Guide.
Other preliminary notice requirements are dependent on project type and project role. A quick overview of Missouri notice requirements follows:
– General Contractor (excluding architects): Must provide notice prior to receiving any payment from the property owner.
– Subcontractors (residential owner-occupied properties): Must obtain consent signed by the property owner from the general contractor. If this consent is not obtained, any subcontractor without direct contact to the property owner will not have lien rights.
– Equipment Lessors (commercial properties): Must provide the property owner with notice within 15 days from the commencement of the use of the equipment. Note, however, that in order for the notice requirement and subsequent lien rights to apply, the rental must exceed $5000.
There are other notice requirements in Missouri that are unique. If work has been undertaken on a property, and the owner intends to sell that property, s/he must file a notice of intended sale to inform the parties who may have lien rights that the property may be sold. If a property owner has filed notice of intended sale on a residential property, a potential lien claimant must record a notice of lien rights in the office of the county recorder of deeds in the county where the property is located at least filed 5 days prior to the date of the proposed transfer.
There are not only a lot of potential notice requirements in Missouri, but the deadlines are all taken seriously. In the state of Missouri, the failure to provide preliminary notice, intent to lien or notice of lien rights is fatal to the lien in every case.