Delaware · 25 Del. C. §§2711, 2718Delaware mechanics' lien deadlines: 180 days for contractors, 120 for others, and the relation back

In Delaware, a contractor that contracted directly with the owner or reputed owner and furnished both labor and material, or construction management services, must file its statement of claim within 180 days after the structure is completed; a claim is also timely if filed within 180 days of listed events such as the completion date agreed in the contract, receipt of 90% of the contract price, the contractor's final invoice, issuance of a certificate of occupancy, the owner's acceptance, the architect's or engineer's certificate of completion, or completion of permanent financing (25 Del. C. §2711(a)). Everyone else entitled to a lien files a statement of claim within 120 days from completion of its labor or its last delivery of materials (§2711(b)). A judgment obtained on the claim becomes a lien on the structure and land and relates back to the day the labor or materials began – or to just after a first construction mortgage was recorded, if at least half its proceeds pay for labor and materials, whichever is later (§2718(a)).