As a contractor, it’s important to be educated on the lien laws in your state to ensure that your lien rights are protected and that you are getting paid for your work. It’s especially important when you run into a situation where you aren’t getting paid on a project and have to take it to the next level of a mechanic’s lien. Here are some important deadlines to be aware of.

20 DAYS

You MUST file a prelien within 20 days of issuing supplies or starting work.

Just like when you are filing a lien for privately-owned property, you need to issue a preliminary notice in order to issue a stop notice. 

90 DAYS

You have 90 days to file lien claims after the completion of the project. 

Unless a recorded notice of completion has been filed. You also have 90 days to act on your lien.  If this deadline is passed, the contractor may not be able to enforce their lien rights and may be required to remove the lien. If the contractor and the property owner agree, the deadline can be extended up to a year.

60 DAYS

You have 60 days after filing a suit to serve the property owner. Once the property owner has been served, the contractor then has 60 days to provide legal documentation of service to the court.

30-60 DAYS

When a Notice of Completion is filed, the due dates are shortened. 60 days for general contractors and 30 days for subcontractors and suppliers. Additionally, project completion is marked by 60 days in which no work has been performed. 

Finding a lien service that checks all your boxes can be challenging, especially when your day is already so busy. But at Titan Lien Services, our promise is to make the process of protecting your work simple and painless. We offer a variety of services to meet your project needs in addition to superior customer service, user-friendly tools, and industry expertise. 

We take great pride in our work, but don’t just take our word for it! Here are some firsthand accounts from two of our valued customers, Hillari Tischler with Kelco Contracting LLC and Margaret Rainey with Doan Restoration of Arizona.

Top-Notch Customer Service

When it comes to support, we’re there for you. Hillari appreciates that she always feels “supported and heard” when working with us. Margaret agreed, saying, “Every time I have a question, I call or email and Titan helps me out.” At Titan, you’re never alone.

We also believe in proactive communication – it’s just part of the Titan difference. Margaret, a seasoned veteran with 15 years of experience and countless pre-lien services under her belt, had this to say: “This is the first [service] that has been so on top of things. You email me, you call me if there’s an issue, and you’ve worked with me on things.” 

User-friendly Portal, Designed with You in Mind

We always strive for that balance of functionality and ease of use, and our brand new customer portal was designed with your business’s needs in mind. 

With exciting new features like an advanced search feature, more convenient communication options, and streamlined project organization, it’s easy to use and will save you time and money. Access everything you need in one central location, including communication details, updates, and files. When you’re ready to request a new lien or amendment, it only takes a few clicks from the portal.

“I really do like the new one,” Margaret said about the new portal. “It’s more user-friendly. I’ve used several different ones before and this one’s really easy.” 

Comprehensive Protection for Jobs

Both Hillari and Margaret have reaped the benefits of our protective measures. When clients, especially insurance companies, delay or default on payment, our pre-liens offer crucial leverage. Margaret said, “Having my pre-liens in place, I use that for my leverage to get paid.”

Hillari says our 20-day notices have ticked all her boxes for job protection. Margaret praised our prelien services in Arizona and Michigan, sharing, “Titan does pre-lien for me … and when needed, Titan has also filed the liens for me. It’s been a really easy process, which I appreciate.”

We’re here to make your job as smooth and frictionless as possible!

Peace of Mind with Titan Lien Services

You and your team commit a lot of time, effort, and expertise to each project – and you deserve to rest easy knowing you’ll get paid for your work. 

With Titan, peace of mind comes as standard. Margaret told us how reassuring it is to have pre-liens in place: “I know I’m protected and it helps me. It is especially comforting for our owner, who knows that I do it on every job above $1,000. He knows we’ll be paid then.”

We couldn’t be prouder to share these stories with you. They encapsulate everything we’re about – comprehensive protection, a user-friendly platform, and unwavering customer support. Whether you’re dealing with slow pay or default, or just want that peace of mind, Titan is here for you. Give us a call or send an email, or register your account now. We’re ready to help!

Every company needs a refresh at some point to streamline their offering and improve the service provided to their customers. Titan Lien Services strives to create the best customer experience possible, and our new and upgraded customer portal has some excellent features that you will fall in love with. From streamlining searches to being more user-friendly, you will find everything you need in our new portal. 

What did we add to the portal to make it better than ever? Take a look at some of these features to see how our upgrades might benefit you. 

New Search Feature 

One of the best new features of the customer portal update is the introduction of a new search function with advanced filtering capabilities. It allows you to find the information you need quickly, saving valuable time. After all, the old adage is that time is money, and now you can save more of both. 

Not to mention, the new interface is extremely intuitive and user-friendly. You should be able to navigate all of your existing projects with ease. This means that you will spend less time searching and more time actually doing the work that keeps the lights on. 

This new feature has several advanced filters that you can set in the “advanced search” mode. To name a few, you can now search by looking for: 

• Customer or job name
• General contractor or sub-contractor
• Owner
• Lender
• Job reference number
• Job ID range

Another great feature is the ability to do an audit based on the date range for submitted pre-liens. During the dates selected, you will see a list of all the pre-liens submitted for that time period. It gives you a rich resource to see how you are doing in a quick snapshot, allowing you to then filter data by date, status, and more. 

Once you have the data where you want it, you can also download it into an Excel spreadsheet, allowing you to manipulate the numbers however you want to or need to. 

Streamline Communication and Organization

Is there anything worse than having to spend precious time digging through the endless minutiae and paperwork just to find the one document that you need? Titan’s new customer portal allows you access to clear documentation for everything all in one central location. You can access every aspect liens and pre-liens related to a project: communication, updates, and files. 

The best part is that everything is in one convenient location – no need to dig through your email inbox or search all over your computer. 

From the portal, you also can access a lien request link instead of having to call our office. Our new customer portal allows you to request liens, request amendments, draw waivers, and create a full letter of intent without ever having to leave your computer.  

The result is that you can save time and headache when it comes to searching for the documents or taking the next actions you need to manage your liens smoothly. 

Cash Flow Solutions with Billd

Waiting for project payments can put significant strain on your cash flow, so we partnered with Billd to make your working capital more accessible than ever before. Billd is the premier provider of financial solutions, uniquely tailored to the specific industry needs of commercial subcontractors. 

What can you do with Billd on your side? 

• Secure need-it-now funds: When you need money for materials and labor, Billd is here to help. They offer extended terms on materials for up to 120 days and up to 100% advances on approved pay apps (minus a small purchase fee). 
• Project-based lines of credit: Increase access to capital without compromising other financial resources with new project-based lines of credit. 

• Consultations: You can meet with Billd’s knowledgeable team of construction industry experts to strategize how to maximize your value from Billd.

The benefit of all these perks is that you can minimize cash flow constraints while planning for the current and future needs of your business.

The best part is that Billd solutions are easily accessible directly from your customer portal. Click on the button that says “Improve Your Cash Flow Today!” at the top of your screen to be connected with a Billd representative. From there, you can submit a commitment-free application and upload all requests without ever leaving your account. 

Manage Your Lien Rights with Ease

Keeping your business safe should be easy, and Titan’s new customer portal makes it easier than ever to protect your rights by streamlining the process to ensure that you get paid for your time and expertise. From pre-liens to mechanics liens, Titan does the heavy lifting so that you can get to work faster, knowing you will get paid.

If you are ready to start streamlining your business with an easy to use and intuitive customer portal, reach out to Titan today to learn more about how we can help your business get to work!

As a construction contractor, non-payment for a job is a big risk. It could mean a massive loss in income–from labor and materials to your own wages. That’s why it’s important to take proactive steps to protect yourself. In fact, some states require it. 

The simplest, most effective way to legally avoid non-payment issues is by filing a prelien (aka Preliminary Construction Notice) for each of your projects.

Why Preliens?

On any construction project, submitting a prelien isn’t just a smart thing to do–it’s one of the very first steps you need to take. There are several reasons why that’s the case, but the most obvious benefit of preliens is the legal protection they offer.

To explain this in greater detail, let’s consider general contractor fees. The average cost for these services is about $4,000, but they can get as expensive as $58,000 or more. Filing a prelien can be as minimal as $25 and save you tens of thousands in the long run.

Benefits of a Prelien

Other benefits of preliens include:

• Alert clients to the value of your work. Keeping track of expenses can be challenging for anyone, and preliens often state the estimated contract amount of your work and helps clients track all those contracted, the anticipated expenses and their scope of work. 
• Make it easier to communicate with other parties involved in a project. A prelien can create lines of communication between your business, other general contractors, and clients.
• Speed up the payment process. Preliens improve the chances that clients will pay you promptly, potentially allowing you to fund new projects more quickly. 

Tips For Creating a Prelien

When it’s time to submit a prelien, here are a few simple steps to follow:

• Don’t wait too long to submit a prelien. Every state has specific prelien deadline requirements or no requirements at all. Instead of trying to keep track of each all 50 states requirements, it is a good practice to send a prelien on every job within the first week of your job or right after you have a signed agreement. There’s a good chance you’ll need to submit your prelien before a predetermined deadline–do your research to ensure you don’t miss that date.
• Make sure you’re following the legal requirements in your area. There are many factors that go into each state’s lien law requirements. Make sure you are familiar with your state’s rules and any state where you are conducting business. Construction attorneys can help you with this if you need clarificaiton. 
• Send your prelien to everyone up the payment chain. This may not be a requirement in all states, but it is a good practice to create transparency and let everyone know that has an interest in the project, what your role is. Make sure you include, your client, your client’s client, the Prime Contractor, Owner(s), and Lender(s).
• Finally, make sure you mail the prelien based on that state’s requirements. Some states require that the prelien be sent via USPS Certified Mail with Return Receipt, USPS Certificate of Mailing, or no requirement. 

What To Look For In A Lien Service Provider

If you’re like most general contractors, you don’t have time to handle your own preliens on top of everything else. When that’s the case, you’ll need to work with a lien service provider–but not all companies in this industry are equally reliable. To find a lien service business that stands out from the crowd, look for companies that offer:

• Reasonable prices. The whole point of filing a prelien is to save money, so you shouldn’t pass this task on to a company where the cost in unreasonable. Instead, search for businesses that deliver fair pricing and bulk discounts.
• Simple billing. Paying your bills for lien services shouldn’t be as complicated as submitting the preliens in the first place. Ideally, your lien service provider will offer detailed monthly invoices with itemized charges, and autopay services.
• A robust digital presence. Nowadays, doing business online isn’t just a convenience– it’s a way of life. Look for lien services providers that let you submit and track your documents through their website.
• Educational benefits. Preliens can get complicated, but you shouldn’t let that stop you from learning more about them. Some of the most significant benefits a lien company can offer are educational resources like seminars on lien law or best practices for navigating the process. 

Secure Your Payment

Finding a lien service that delivers all these benefits and more was challenging–until now. Titan Lien Services specializes in preparing construction preliens and mailing them for you based on project state requirements. Their enrollment process is free and takes less than 5 minutes to complete. Sign up as a new Titan Lien Customer today. [https://titanlien.com/sign-up/] Then you will be ready to submit your prelien requests for all your open jobs. 

With Titan Lien Services as your partner, you are taking the first step in preserving any lien rights you may have. Worry less about collecting and more about building.

Sending pre-liens to clients is a crucial step in the construction process, with some states even requiring them. Here, you’ll find a complete overview of how to explain a pre-lien upfront to your valued customers.

What is a Pre-Lien?

Also known as a “preliminary notice,” a pre-lien is simply a notice sent by contractors or subcontractors at the start of a construction project. Though the exact requirements surrounding pre-liens vary by state law, you’ll generally send them to the property owner, general contractor, and other parties involved with the project.

When they are handled correctly, pre-liens can benefit everyone participating in the construction process. For property owners, pre-liens are an easy way to track the businesses working on a project and how much they’ll need to pay them. The same is true for general contractors, along with the added benefit of simplifying project security management. And subcontractors who make a point of sending pre-liens often find that they receive payment sooner rather than later.

Why a Pre-Lien is Crucial

Of course, there’s a bit more to these documents than the above description implies. Your pre-lien will also function as the first step in resolving any payment disputes that arise on a construction project.

When you send a pre-lien to other organizations involved in an upcoming job, you’re also securing your right to a mechanics lien down the line. Note that this doesn’t mean you’ll have to file a mechanics lien–n fact, doing so is relatively uncommon. Sending a pre-lien simply gives you the option to take that step if anything goes wrong.

While some states allow for late pre-liens after the usual deadline, it’s nearly impossible to file a mechanics lien without a pre-lien. If you do, the other party will easily be able to take you to court.

How to Approach Clients

There’s no arguing that pre-liens are essential, even if you’re working in a state where they aren’t legally required. Despite that, many companies find it difficult to file for a pre-lien – not due to legal red tape, but because they’re concerned about offending their clients. Unfortunately, that’s not an entirely unfounded concern. If you approach this topic the wrong way, your customers could think that you don’t trust them to pay you what they owe.

However, this shouldn’t be an issue when you know how to explain a pre-lien upfront. Follow these steps to secure your payments while keeping your clients happy:

• Don’t wait to talk about pre-liens. Even when they aren’t put to use, pre-liens play a significant role in all kinds of construction projects. Given their importance, you shouldn’t put this discussion off until the last minute. Instead, tell your clients what pre-liens are and why they are essential as soon as possible.
• Make sure you get in touch with the right people. A single discussion on the topic of pre-liens might not be enough. Figure out which of your clients’ departments and workers are likely to encounter pre-liens, and tell them what they need to know.
• Be transparent about why these notices are essential. You don’t need to sugar-coat your discussion. Make it clear why you need pre-liens to protect your business. And explain that it’s a standard requirement across all the clients you work with.
• Tell your customers how pre-liens can benefit them. Pre-liens don’t just help you, after all. Let your customers know how these notices can be in their best interest, too.

Make It Easy

The reality is, that getting on the same page with clients regarding pre-liens is just the first step. Then comes the process of actually sending pre-liens and other official documents. This can be highly complicated, even for seasoned construction professionals. That’s where Titan Lien Services comes in.

The team at Titan specializes in lien rights to help keep your business safe. They have a quick, free setup with great customer service, no annual fee, and have education about liens per state to help you better understand what you can expect. From pre-liens to mechanics liens, Titan does the heavy lifting so you can get to work faster knowing you’ll get paid.

Defining project completion might sound simple, however, in Arizona, you have a limited amount of time after project completion before their lien filing deadline approaches. So for contractors, it’s important to find out when project completion officially occurred when filing a mechanics lien. If you happen to miss this short window, you could lose your payment rights.

Here’s how project completion is defined in Arizona, and other factors that can impact it.

Deadlines

You must file your lien no later than 60 days after the notice of completion is recorded. You also have the option to file 120 days after “completion” if no Notice is recorded.

Project Completion Defined with No Notice

Project completion might seem straightforward, but actually pinpointing that final date can be complex. Completion is considered the day the general contract is complete, not the day your contract is complete.

There are three main ways project completion can be defined with no notice. The first is when no labor has been completed on the project for 60 continuous days. Another option is 30 days after a Certificate of Occupancy is issued. However, if no certificate is issued or if it’s not followed up by a building inspection and final written acceptance, then the “last date of furnishing” is considered the completion date.

The last date of furnishing is the final day that any labor or materials were furnished to the project.

Completion Factors

• Change Orders – A change order has the potential to push back the project completion date which as a result could extend your lien filing deadline.
• Punch-List Additions – This typically isn’t a factor that impacts a completion date. Only significant additional work will have an effect on the completion date.
• Warranty Work – Warranty-related tasks or punch-list additions (labor or materials) to correct work that did not conform to contract specifications is not considered when determining a completion date.

What is an Arizona Stop Notice?

Did you know that mechanic’s liens aren’t the only method to solve your non-payment problem? We’ve partnered with Udall Shumway to bring you everything you need to know about Arizona Stop Notices. Let’s uncover some commonly asked questions.

How does a stop notice work? 

It’s pretty straightforward, if a contractor hasn’t been paid for a construction job, they have the option to file a stop notice with the lender or owner of the property. The goal of this is to get the owner or lender’s attention and create a sense of urgency for payment. A stop notice will halt the work of a construction project completely and disrupts the flow of any project funds.

Where can stop notices be used? 

Only four states allow stop notices, and Arizona happens to be one of them. Private projects are the only places that stop notices can be used. Any public projects or owner-occupied dwellings don’t make the cut.

Who can use them? 

Any person entitled to a mechanic’s lien, other than the original contractor, can issue a stop notice against the owner. (A.R.S. § 33-1054). Even the general contractor may issue a stop notice against the construction lender.* (A.R.S. § 33-1055)

*Stop notices are not effective against construction lenders unless bonded. (A.R.S. §§ 33-1055 & 1058). Lenders may ignore non-bonded stop notices.

Are there requirements for stop notices be used? 

Yes! In order to get a stop notice, a contractor had to have filed a preliminary notice first, similar to a mechanics lien. If the contractor never filed one, they sadly do not have the option to get a stop notice. So it’s important to make sure you cover your basis and file a preliminary notice for each and every project.

Stop notices are an effective way for Arizona contractors to protect themselves against non-payment if they’re unable to file a lien. Titan Lien Services can help you serve stop notices and send preliminary notices with ease. Contact Titan Lien Services for comprehensive stop notice support.

When it comes to filing your Mechanic’s Lien, it’s important to go through the process with little to no hiccups for all parties involved. Not only for the sake of meeting deadlines but also because those who review the documents are going through it with a fine-tooth comb, diligently looking for any mistakes you’ve made along the way.   Arming yourself with information on what to avoid when it comes to mechanic’s liens is crucial so you don’t invalidate your lien rights. Here are some things to consider: 

Do you fully understand your lien rights? 

Before you start any project, make sure you know exactly what your state requirements are to ensure your lien rights. There are several factors to consider, including if you need a valid contractor’s license, notice requirements and how they are served, and doing it all within the strict time frames set by each state.

Are there any incorrect forms with missing or inaccurate information?

Accurate property descriptions are essential, and this means more than just getting the address right. If you are unsure of an exact address, provide a parcel number or use an aerial map, to provide a visual of the property being improved. Ensure that all other information provided is accurate.

Are you filing on time? 

Liens must be filed before their deadline, otherwise you’ll lose lien rights. Refer to state statutes to know those deadlines or consult your legal counsel.

Did you send a prelien?  

In many states, contractors may be required to send a preliminary notice, notice to owners or notice to general contractors, notifying relevant parties of their involvement on the job. Some states have Intent to Lien requirements before filing a lien.

Are you using the true facts or others opinions?

It’s important to note that lien laws differ state to state, so be sure you are not working off what you “heard from another contractor,” who may be working under different state law.

Never go at it alone!

There’s no shortage of red tape in the lien filing process. A professional lien services firm can help you avoid these mistakes. The smartest move a contractor can make is to not go at it alone. 

A Quick Guide to Legal Property Descriptions for Arizona Contractors

Currently, only 11 states require Legal Property Descriptions (per A.R.S. Sec. 33-993) and Arizona happens to be one of them. This means contractors have to include the Legal Property Address of the project site when they file a lien. If a contractor neglects to include this, it could result in a lien being considered invalid.

Just a simple address? Sounds easy enough, right? Actually, no, it’s much more than an address. If you were to put a Legal Property Description in your navigation app, it wouldn’t take you to the right place.

What exactly is a Legal Property Description?

In short, a Legal Property Description is a written record of a specific land or parcel. Its main purpose is to provide legal evidence of the property boundaries to guide surveyors in creating property lines. They’re intended for county record offices, so the average citizen might not recognize the language, as many specific terms are used. Because of the unique way these Legal Property Descriptions are created, we’ve put together a quick guide to help you understand why they matter, and how you can acquire one!

A Legal Property Description must always:

• Include the county and state the property is located in
• Describe the property in a very specific manner, identifying all the boundaries of a specific piece of land
• include enough information for a licensed surveyor to use when creating property lines.

Remember that it does not require that the street address be present.

When filing a lien, contractors may make the mistake of: 

• not including the Legal Property Description
• describing the wrong property
• writing an actual physical description of the property

There are three main ways Legal Property Descriptions are written in order to describe the physical features of the property.

1. Fractional Designation – Using rectangular surveying to describe the land in sections.
2. Metes and Bounds – Using references, such as streets and rivers, to identify each point of the property.
3. Lot and Block Survey – Breaking the land into plots or blocks to designate boundaries.

How to find the Legal Property Description of your project site:

Legal Property Descriptions are obtained by searching for them, not writing them yourself. One option is to obtain a copy of the last recorded deed from the county recorder’s office. You can search county recorder’s or assessor’s websites by the municipal address, or owner name to identify the parcel number assigned by the county and possibly access the deed. Legal Property Descriptions are one of many elements that make lien filing complicated.

By providing accurate and specific project locations (address or parcel numbers) for identification on your preliens, Titan Lien Services can take care of these nitty-gritty details on your behalf. Having an expert like Titan Lien Services on your side ensures you don’t have to navigate “legal descriptions” alone!

You have so many options when it comes to selecting the right lien service provider. So it’s critical to do your research and properly think through each of your options. Because of the complexity of each lien document, it’s a decision you should not take lightly. Here are some things to consider that will help get you on the right track. 

How is their attention to detail?

When it comes to lien documents, attention to detail is an absolute necessity as there is so much information. When you are starting your search for potential lien service providers, pay attention to their level of care about the little details. See if they can properly outline each step of the lien process clearly so you know exactly what to expect. 

Is their process simple or complicated?

Protecting your work and lien rights should be straightforward, so if their process is hard to understand, take that as a red flag. Get to know their process and make sure it’s simple and easy to follow.

What are their response times like?

In the world of construction, timing is everything, so you need to make sure that your lien service provider will give you quick and accurate responses. Take a look at each companies customer reviews and make sure this is a highlighted benefit that is mentioned. 

What kind of educational resources can they provide?

Education about your lien rights is crucial as a contractor. If they offer blog posts, seminars, guides, or anything that will help you learn more about your lien rights, that’s a good sign. Check out their website and see if they regularly update resources that will help you answer questions that you might have.

What can they teach you about lien law?

Bottom line, lien service providers can’t give you legal advice. But they can educate you on the laws of your state! If they have added legal educational options, that’s a huge plus to look out for.

Are they connected to any lawyers?

A strong network of credible sources can work wonders for you and your business. Ask every potential provider who their legal connections are. You never know when legal action might have to be taken, and it’s a good thing to have in your back topic.

Do they track the right deadlines?

From the start date of a project, to when a prelien was mailed, all the way to the close of a project there are many details worth keeping track of in order to help you stay organized in the lien documentation process. Make sure you know which details are being tracked by your lien service provider, the more detailed the better.