Mechanics Lien Attorney in Queens, NY

When a contractor, subcontractor, or material supplier completes work on a property and doesn't get paid, the New York Lien Law provides a direct remedy: the mechanic's lien. It attaches to the property title, clouds the owner's ability to sell or refinance, and creates legal leverage that unpaid contractors could not otherwise obtain without lengthy litigation. Used correctly, it is one of the most effective tools available to anyone in the construction trades who is owed money for completed work.

Gill & Kadochnikov P.C. represents contractors, subcontractors, and material suppliers throughout Queens and New York City in filing, enforcing, and litigating mechanic's liens under Article 2 of the New York Lien Law. We also represent property owners who need to vacate or discharge an improper or overstated lien. Call (929) 405-1054 or contact us online to discuss your situation.

The Deadlines Are Strict and Non-Negotiable

New York mechanic's lien law is entirely statutory, which means the filing requirements are rigid. Missing a deadline by even one day can invalidate a lien entirely, leaving an unpaid contractor with no secured claim against the property.

The filing deadlines under N.Y. Lien Law § 10 are:

• Residential property: The lien must be filed within 4 months of the last date labor was performed or materials were furnished
• Commercial property: The filing window extends to 8 months from the last date of work or delivery

Once filed, the lien is valid for one year from the filing date. Under N.Y. Lien Law § 17, an action to foreclose the lien must be commenced within that one-year window, or the lien expires. Extensions are available but must be filed before expiration.

If you are approaching either deadline, contact us immediately. These timelines do not allow for delay.

Filing in Queens County

Mechanic's liens on Queens properties are filed with the Queens County Clerk, located at 88-11 Sutphin Boulevard, Jamaica, NY 11435. The lien must include the amount claimed, a description of the labor or materials provided, the property owner's name, and a legally sufficient description of the property. A defective notice — one that omits required information or contains material errors — can be discharged by the property owner on purely technical grounds, regardless of whether the underlying debt is legitimate.

Our attorneys prepare, serve, and file mechanic's liens in Queens County and throughout the five boroughs, ensuring full compliance with the New York Lien Law's technical requirements so the lien cannot be challenged on procedural grounds.

What We Handle

Filing and enforcement for unpaid contractors and suppliers. If you performed work or supplied materials on a Queens or New York City construction project and have not been paid, we assess your lien rights, prepare the notice of mechanic's lien, serve it on all required parties, and file with the appropriate county clerk. When the lien has been filed and the owner still refuses to pay, we prosecute lien foreclosure actions to recover what you are owed.

Payment bond claims. On public projects and many private projects, the general contractor is required to post a payment bond. When a subcontractor or supplier goes unpaid on a bonded project, a claim against the bond may be the faster and more direct path to recovery than a lien foreclosure. We assess which remedy applies and pursue the most effective route.

Lien discharges and vacatur for property owners. If a lien has been filed against your property that is inflated, defective, or filed in bad faith, we move to discharge or vacate it in Queens County Supreme Court under N.Y. Lien Law § 19. A lien that clouds your title can block a sale or refinancing — resolving it quickly matters.

Lien waivers and releases. Before signing a lien waiver — conditional or unconditional — you should understand exactly what rights you are giving up. We review and negotiate lien waivers and releases in connection with project payments to ensure contractors are not inadvertently surrendering claims they have not actually been paid.

Subcontractor and sub-tier claims. Subcontractors and material suppliers who have no direct contract with the property owner can still file a valid mechanic's lien in New York. If you performed work under a subcontract and the general contractor has not paid you, your lien rights run directly against the owner's property regardless of whether the general contractor has been paid.

Why the Filing Must Be Done Right

New York courts have consistently held that strict compliance with the Lien Law is required. Courts have discharged liens for errors including an incorrect description of the labor performed, a deficient property description, improper service on the owner, and failure to file a Notice of Pendency when commencing a foreclosure action. An attorney who handles New York Lien Law matters regularly knows where the technical traps are and how to avoid them.

Gill & Kadochnikov P.C. brings the same analytical rigor to construction lien matters that the firm applies across its construction law practice and broader estate planning and litigation work. Property disputes, unpaid contractor claims, and title encumbrances frequently intersect with estate and ownership issues — particularly in Queens, where multi-family and mixed-use properties often involve multiple owners, estates, or trust interests. When a mechanics lien touches a property that is also part of an estate or held in a trust, the firm's background in probate and trust litigation is directly relevant.

Frequently Asked  Mechanic's Lien Questions

Can I file a mechanic's lien if I only have a verbal contract? Yes. New York Lien Law does not require a written contract as a condition of lien rights. If you performed labor or furnished materials that improved a property and were not paid, you generally have lien rights regardless of whether your agreement was written or oral.

What if the owner says the work was defective? An owner cannot defeat a mechanic's lien simply by claiming the work was defective. Defect claims may affect the amount ultimately recovered, but they do not eliminate lien rights for work that was performed. Lien foreclosure proceedings frequently involve disputes over the quality and scope of work, and we handle those disputes as part of the enforcement process.

What is the difference between a lien foreclosure and a breach of contract lawsuit? A lien foreclosure is an action specifically under the Lien Law to force a sale of the property to satisfy the lien. A breach of contract lawsuit pursues personal liability against the owner or contractor directly. Both actions can sometimes be brought together. Which approach is appropriate depends on the nature of the project, the parties involved, and the value of the claim.

Does the property have to be in Queens for us to help? No. We handle mechanic's lien matters throughout New York City, including Manhattan, Brooklyn, the Bronx, and Staten Island, as well as Nassau and Suffolk Counties.

Call (929) 405-1054 or contact Gill & Kadochnikov P.C. online to discuss your mechanic's lien matter. We represent contractors, subcontractors, suppliers, and property owners throughout Queens and New York City.