Emalfarb Law LLC - Illinois Mechanic Lien AttorneysEMALFARB LAW LLC

Illinois Construction Law

Industries We Serve

We represent every participant in the Illinois construction payment chain — from general contractors and subcontractors to material suppliers and specialty trades. Whatever your role, we help you get paid.

Construction Payment Disputes Affect Every Trade

Nonpayment on construction projects is not limited to one trade or one role. Electricians, roofers, plumbers, HVAC contractors, telecom installers, material suppliers, subcontractors, and general contractors all face the same fundamental problem: work is performed or materials are furnished, and payment does not follow.

Illinois law provides powerful remedies — mechanic liens, payment bond claims, and contractor collections — but these remedies have strict deadlines and notice requirements that vary based on your position in the contracting chain.

We help contractors and suppliers across every trade understand their rights, meet critical deadlines, and recover the money they are owed. Select your industry below to learn how we can help.

Not sure if you still have lien rights?

Tell us your last work date and project details. We will confirm your deadlines and recommend the strongest available remedy — at no cost.

Part of Our Construction Law Practice

Our industry-specific representation is built on deep knowledge of Illinois construction payment law.

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Trade Contractors

Licensed trade contractors perform specialized work that is essential to every construction project. When payment disputes arise, trade contractors need an attorney who understands both their industry and the specific legal remedies available under Illinois law.

Electricians

Lien rights, bond claims, and payment recovery for licensed electricians on residential, commercial, and industrial projects.

Roofers

Mechanic lien filings, deadline compliance, and collections for roofing contractors on new construction and re-roofing projects.

Plumbers

Payment disputes, lien enforcement, and bond claims for plumbing contractors on private and public jobs.

HVAC Contractors

Construction payment remedies for HVAC contractors — from notice compliance to lien filing and bond claims.

Telecom Contractors

Lien and bond claim strategies for telecom and low-voltage contractors on tower, fiber, and infrastructure projects.

Project Participants

General contractors, subcontractors, and material suppliers each occupy a different position in the construction contracting chain — and each has different notice requirements, lien rights, and recovery options under Illinois law.

General Contractors

GC-specific lien rights, collections strategies, and defense against owner nonpayment on private and public projects.

Subcontractors

Section 24 notice requirements, subcontractor lien rights, and payment recovery when the GC or owner won't pay.

Material Suppliers

Supplier lien rights, Trust Fund Act protection, and notice requirements for building material and equipment suppliers.

Payment Remedies Available to Every Trade

Regardless of your trade or role, Illinois law provides a structured set of payment remedies. The remedy that applies depends on the project type (private or public) and your position in the contracting chain:

Mechanic Liens (Private Projects)

File a lien against the property where you performed work or furnished materials. The lien encumbers the title and can force payment through judicial foreclosure.

Payment Bond Claims (Public Projects)

Claim against the surety company that bonded the general contractor on a public project. The surety guarantees payment regardless of the GC's financial condition.

Contractor Collections & Demand Letters

Strategic demand letters, breach of contract claims, and collection enforcement when lien or bond remedies are unavailable or need supplementation.

Related Resources

Illinois Construction Law

Comprehensive guide to all construction payment remedies

Mechanic Lien Attorney

File and enforce mechanic liens statewide

Lien Deadlines & Notices

Critical deadlines for every position in the chain

Payment Bond Claims

Public project bond claim procedures and deadlines

Contractor Collections

Demand letters and payment recovery strategies

Deadline Calculator

Estimate your key filing dates

Contact Us

Free consultation and deadline check

Frequently Asked Questions

The core mechanic lien statute (770 ILCS 60) applies to anyone who furnishes labor, services, material, or equipment for the improvement of real property. However, the notice requirements and deadlines differ based on your position in the contracting chain — general contractor, subcontractor, or supplier — not by trade. An electrician and a plumber who are both subcontractors have the same notice obligations, but a GC electrician and a sub-tier electrician do not.

Yes. Under 770 ILCS 60/24, subcontractors and material suppliers who do not have a direct contract with the property owner must serve a written notice of their claim on the owner within 90 days of completing their work. Failure to serve this notice can forfeit your lien rights entirely. The notice must include specific statutory content and be served by a method that creates proof of delivery.

Yes. Material suppliers who furnish building materials, fixtures, or equipment for the improvement of real property have lien rights under 770 ILCS 60. However, suppliers face unique challenges: they must prove their materials were actually incorporated into the improvement, and they have strict notice requirements as non-direct contractors. The Illinois Trust Fund Act provides additional protection for supplier payments.

Your payment remedies depend on the project type, not your trade. On private projects, you can file a mechanic lien against the property. On public projects, you cannot lien government property — instead, your remedies are payment bond claims and liens on public funds. Many contractors work on both types and need to understand both sets of rules.

General contractors who contract directly with the property owner do not need to serve a Section 24 notice before filing a lien. Subcontractors and suppliers must serve this notice within 90 days. Additionally, a GC's lien amount is based on the full contract price, while a subcontractor's lien is generally limited to the amount the owner owes the GC at the time the lien claim is received.

Key deadlines include: (1) 90 days to serve Section 24 notice (subcontractors/suppliers), (2) 4 months from last furnishing to record the lien, (3) 2 years from recording to file a foreclosure suit, and (4) 30 days to respond to a Section 34 demand. Missing any of these deadlines can permanently forfeit your rights. Use our free deadline calculator to estimate your specific dates.

Yes. Telecom contractors, low-voltage installers, and infrastructure contractors have the same mechanic lien and bond claim rights as traditional construction trades. We handle payment disputes for cell tower builds, fiber optic installations, data center construction, and other telecom infrastructure projects throughout Illinois.