How to Remove a Mechanic’s Lien from Your Ohio Property
Trying to sell or refinance your home—only to discover a mechanic’s lien on your title? You’re not alone. In Ohio, it’s surprisingly easy for contractors or suppliers to file a lien, even if the claim is inaccurate or unfair. Fortunately, homeowners in Cleveland and across Northeast Ohio have legal tools to remove these liens and protect their property rights.
What is a Mechanic’s Lien
A mechanic’s lien, also called a construction lien, is a legal claim filed against real property by a contractor, subcontractor, or supplier who claims they haven’t been paid for work or materials. In Ohio, once filed, a mechanic’s lien becomes a public record and can cloud the property’s title—making it difficult to sell, refinance, or transfer ownership. While it’s a powerful tool for contractors, it can be a major headache for property owners—especially if the lien is invalid or exaggerated.
How to Remove a Mechanic’s Lien
1) File a Notice to Commence Suit (ORC §1311.11)
This is a strategic “put up or shut up” move. You formally notify the lienholder that they must file a lawsuit to enforce the lien within 60 days, or the lien becomes void.
How it works:
Serve the lienholder with a Notice to Commence Suit
File an affidavit with the county recorder showing how service was completed
If no lawsuit is filed within 60 days, the lien is extinguished
This is often effective because many lienholders don’t want to go through the cost and effort of litigation.
2) Post a Lien Release Bond
If you need to clear the lien quickly—such as for a home sale—you can post a lien release bond with the Court of Common Pleas. This removes the lien from your property and transfers it to the bond.
3) File a Quiet Title or Slander of Title Lawsuit
If the lien is clearly invalid, malicious, or fraudulent, you may sue the lienholder for:
Quiet Title: To remove the lien and clarify ownership
Slander of Title: To recover damages for a false or malicious lien
These lawsuits are more complex and time-consuming but may be necessary if other methods fail.
When to Consult an Attorney
Mechanic’s lien disputes can be legally complex and time-sensitive. For property owners, a single misstep—such as missing a deadline or failing to follow proper procedures—can result in prolonged title issues, delayed sales, or even costly litigation.
If a lien has been filed against your home or investment property, consulting a real estate attorney can help you:
Avoid costly delays in refinancing or selling your property
Determine whether the lien is valid or enforceable under Ohio law
Take swift legal action to remove or challenge the lien
Protect your financial and property interests with confidence
Whether you're facing a legitimate dispute or an unjustified lien, legal guidance ensures you take the right steps to clear your title and move forward.
Conclusion
A mechanic’s lien can delay your plans and cloud your property title—but you don’t have to face it alone. Whether you’re selling your home, refinancing, or disputing a wrongful lien, we can help you take the right legal steps.
📅 Ready to move forward? Schedule a paid consultation with Attorney Nicholas Weiss.
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About the Author
Nicholas Weiss is the founder and supervising attorney of N.P. Weiss Law. He focuses on real estate, construction, and civil litigation matters across Northeast Ohio. Nick is known for his practical, client-centered approach to resolving complex legal issues. Learn more about Nick Weiss.
This article is meant to be utilized as a general guideline. Nothing in this blog is intended to create an attorney-client relationship or to provide legal advice on which you should rely without talking to your own retained attorney first. If you have questions about your particular legal situation, you should contact a legal professional
