Nevada residential jobs add a notice most suppliers forget

Nevada gets talked about for its Notice of Right to Lien and the 31-day lookback, and fairly so. But on a house, there's a second notice that matters just as much, and it comes at the other end of the job.

Before you record a materials lien on a residential project, NRS 108.226 requires a notice of intent to lien, served on the owner and the reputed prime contractor by hand or certified mail at least 15 days before recording. Without it, a materials lien can't be perfected. Serving it also pushes the recording deadline out by 15 days.

Here is how the late part of a Nevada residential file lines up, in order:

• Work out the recording deadline: 90 days after the latest of completion, your last delivery or your last work. A recorded notice of completion can shorten that to 40 days after it was recorded, though it doesn't bind you if you gave a Notice of Right to Lien and the owner didn't mail you a copy within 10 days.
• Serve the 15-day notice of intent, leaving at least 15 days before you record.
• Record the lien with the county recorder.
• Within 30 days after recording, serve a copy of the recorded lien on the owner by personal delivery or certified mail, return receipt requested (NRS 108.227). If no address can be found, post it on the property and mail it.
• Within 6 months of recording, file the foreclosure suit, record a lis pendens and publish notice for 3 weeks. Only a recorded written extension agreement buys more time, and never past 1 year from recording.

The trap is timing. A credit team that starts on day 80 of a 90-day window has already run out of room for a 15-day notice before the original date, and is relying on the extension to fit it in. Starting the notice by day 70 or so keeps it simple.

The full schedule, with every section cited, is on LienDeadline's page about Nevada's residential notice of intent rule and the other Nevada deadlines.

From the LienDeadline team. General information, not legal advice; have a qualified reviewer check the facts on any live job.