A Virginia contractor fails to pay a subcontractor $15,000 for completed work. Under Virginia mechanics lien law, what is the maximum time the subcontractor has to file a lien after the last day of work?
Correct Answer
B) 90 days
Virginia mechanics lien law allows subcontractors 90 days from the last day of work to file a mechanics lien claim.
Why This Is the Correct Answer
Virginia Code § 43-4 provides that a subcontractor must file a mechanics lien within 90 days from the last day work was performed on the project. This 90-day window is a strict statutory deadline; missing it forfeits the lien right.
Why the Other Options Are Wrong
Option A: 120 days
120 days is not the Virginia deadline for subcontractors to file a mechanics lien. This may be confused with other states' deadlines or with Virginia's deadline for general contractors, which differs.
Option C: 30 days
30 days is far too short and does not correspond to Virginia mechanics lien law. It may be confused with notice requirements in other states or preliminary notice periods.
Option D: 60 days
60 days is not the correct Virginia deadline for subcontractors. It may be confused with other filing requirements or other states' lien laws.
Memory Technique
Remember '90 days = 3 months' for Virginia subcontractor lien filing. Think of a 90-degree right angle — the subcontractor must 'turn the corner' and file within 90 days. Or: '90 days to save your pay.'
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