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Maine · 10 M.R.S. §§3253, 3255Maine mechanic's lien deadlines: the 90-day statement, the 120-day action and the buyer's protection

In Maine, a lien claimant whose labor, materials or services weren't furnished under a contract with the owner loses the lien unless, within 90 days after it stopped, it records a sworn statement of the amount due and a description of the property with the register of deeds and mails a copy to the owner (10 M.R.S. §3253). Every lien under the chapter is preserved and enforced only by an action filed with the Superior Court or District Court clerk in the county within 120 days after the last labor, materials or services (§3255(1)). A bona fide purchaser for value takes title free of the lien unless, before it takes title, the claimant has recorded the §3253 statement or a notice that it may claim a lien, and – if an enforcement action has been started – notice of it has been given under §3261 (§3255(2)).

The deadlines

  1. 1. Statement (§3253)

    Within 90 days, for claimants without a contract with the owner.

  2. 2. Action (§3255(1))

    Filed within 120 days after the last work.

  3. 3. Buyer (§3255(2))

    A bona fide purchaser takes free of an unrecorded lien.

  4. 4. Notice of action (§3261)

    Needed against a buyer once suit is filed.

What the TC can do

  • If the seller had work done within the filing window, ask for lien waivers from the contractor and subcontractors.
  • Send any recorded lien to the title company before closing.
  • Keep the waivers in the deal file.

Questions about mechanic's liens

How long does a Maine contractor have to enforce a mechanic's lien?

It must file an action within 120 days after the last labor, materials or services (10 M.R.S. §3255(1)).

Is a Maine buyer bound by a lien that wasn't recorded?

No – a bona fide purchaser for value takes free unless the claimant recorded its statement or notice before the buyer took title (10 M.R.S. §3255(2)).

Related guides

Add a task in ClosingCode for lien waivers from recent contractors, with an owner and a due date before closing.

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Source: Maine Revised Statutes, Title 10, §§3253 and 3255 (legislature.maine.gov, read October 26, 2026).

General information, not legal advice. The title company decides how a lien affects the title policy. ClosingCode is software; it is not a law firm or title company. This guide is not a substitute for the advice or services of an attorney.