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LIEN ACTION SUMMARY

Actions Permitted or Required:


Notice of Commencement. May file1 and post at project. Shall provide copy to potential lien claimant upon written request. O.C.G.A. 44-14-361.5(b). Notice to Contractor. Shall serve2 if Notice of Commencement has been filed1 and posted and a copy was provided within 10 days of written request. O.C.G.A. 44-14-361.5(c). Preliminary Notice of Lien Rights. May file1 and serve2. O.C.G.A. 4414-361.3(a)-(b). Affidavit of Nonpayment. Shall file1 and serve2. O.C.G.A. 44-14-366(f).

Who Must Act?


A Contractor, Owner or their agent wanting notice of potential lien claimants not in direct contract with Contractor. O.C.G.A. 44-14-361.5(b). Any potential lien claimant not in direct contract with Contractor. O.C.G.A. 44-14-361.5(a).

When to Act?
File1 and post within 15 Days after Contractor physically commences work on the project. Provide to any potential lien claimant within 10 days after written request. O.C.G.A. 44-14-361.5(b). Serve2 Contractor and Owner or Owners agent within 30 days after notice of commencement filing1 date or the first delivery of labor, services, or materials, whichever is later. O.C.G.A. 44-14-361.5(a). File1 within 30 days after the first delivery of labor, services, or materials. Serve2 Owner within 7 days after filing1 and, if not a Contractor, serve2 Contractor in same time period. O.C.G.A. 44-14-361.3(a)-(b). File1 within 60 days after executing the lien waiver. Serve2 Owner within 7 days after filing1. If potential lien claimant not in contract with Owner and Notice of Commencement was filed1, serve2 Contractor in same time period. O.C.G.A. 44-14-366(f). Serve2 potential lien claimant who filed1 and served2 a Preliminary Notice of Lien Rights after Contractors contract is substantially complete or after potential lien claimant has been terminated or has abandoned the contract. O.C.G.A. 44-14-361.4(b). File1 within 10 days after Demand for Filing Claim of Lien mailing date, O.C.G.A. 44-14-361.4, OR file1 within 90 days after last delivery of labor, services or materials. Serve2 Owner no later than 2 business days after filing1 and, if Notice of Commencement was filed1, also serve2 Contractor in same time period. O.C.G.A. 44-14-361.1(a)(2). File1 and Serve2 on lien claimant. O.C.G.A. 44-14361.8. Commence Lien Action3 within 60 days after receipt of Notice of Contest of Lien, O.C.G.A. 44-14-361.8, OR within 365 days after Claim of Lien is filed1. O.C.G.A. 44-14-361.1(a)(3)-(4). Within 30 days after commencing Lien Action3. O.C.G.A. 44-14-361.1(a)(3). Commence Lien Enforcement Action3 within 60 days after receiving Notice of Contest of Lien, O.C.G.A. 44-14-361.8, OR within 365 days after Claim of Lien filed1. O.C.G.A. 44-14-361.1(a)(3)-(4). Within 30 days after commencing Lien Enforcement Action4. O.C.G.A. 44-14-361.1(a)(3).

Any potential lien claimant wanting to preserve its right to file1 a Claim of Lien. O.C.G.A. 44-14-361.3(a). Any potential lien claimant wanting to preserve its right to file1 a Claim of Lien after executing lien waiver. O.C.G.A. 44-14-366(f). Anyone wanting potential lien claimant to file1 a Claim of Lien within 10 days or have its Preliminary Notice of Lien Rights dissolved. O.C.G.A. 44-14361.4(a)-(b). Any potential lien claimant. O.C.G.A. 44-14-361.1(a).

Demand for Filing Claim of Lien. May serve2. O.C.G.A. 44-14-361.4.

Claim of Lien. Shall file1 and serve2. O.C.G.A. 44-14-361.1(a)(2).

Notice of Contest of Lien. May file1 and serve2. O.C.G.A. 44-14-361.8. Lien Action3. Shall commence. O.C.G.A. 44-14-361.1(a)(3)-(4). Notice of Lien Action3. Shall file1. O.C.G.A. 44-14-361.1(a)(3). Lien Enforcement Action4. Shall commence. O.C.G.A. 44-14361.1(a)(3)-(4). Notice of Lien Enforcement Action4. Shall file1. O.C.G.A. 44-14361.1(a)(3).

Contractor, Owner, or their agent or attorney wanting to shorten time to commence Lien Action1 from 365 days to 60 days. O.C.G.A. 44-14-361.8. Any lien claimant wanting to enforce Claim of Lien. O.C.G.A. 44-14361.1(a)(3)-(4). Anyone who commenced Lien Action3. O.C.G.A. 44-14-361.1(a)(3). Any lien claimant entitled to enforce Claim of Lien directly against Owner. O.C.G.A. 44-14-361.1(a)(3)-(4). Anyone who commenced Lien Enforcement Action3. O.C.G.A. 4414-361.1(a)(3).

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"File, Filed, or Filing means filing with the clerk of the superior court of the county in which the property (project) is located. Serve means delivery by registered or certified mail or statutory overnight delivery. Statutory overnight delivery" means next-business day delivery by the USPS or a commercial delivery firm with a signed receipt acknowledging receipt. O.C.G.A. 9-10-12(b) 3 Lien Action means a lawsuit, proof of claim in bankruptcy or binding arbitration against the contractor or subcontractor owing money for labor, services, or materials procured from the lien claimant. 4 Lien Enforcement Action means an action to enforce the lien brought directly against the owner when the contractor or subcontractor owing money for labor, services, or materials procured from the lien claimant has absconded, died, left the state, filed bankruptcy or is protected by a pay-if-paid clause.
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