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Preliminary Twenty Day Notice

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PRELIMINARY TWENTY DAY NOTICE--INDIVIDUAL

TO: Owner name and Address

Contractor Name and Address

Lender Name and Address

Supplier Name and Address

In accordance with Arizona Revised Statutes section 33-992.01, this is not a lien. This is not a reflection on the integrity of any contractor or subcontractor. This is a preliminary notice.

The name and address of the owner or reputed owner is

(Name, address and zip):

This preliminary lien notice has been completed

by (name and address of Claimant):

The name and address of the original contractor is

(Name, address and zip):

You are hereby notified that the claimant has

furnished or will furnish labor, professional

services, materials, machinery, fixtures or tools of

the following general description:

The name and address of any lender or reputed lender

and/or assigns is (name, address, zip):

In the construction, alteration or repair of the

building, structure or improvement at:

The name and address of the person with whom the

claimant has a contract is (name, address, zip):

And situated upon that certain lot(s) of land in

County, Arizona described as follows:

An estimate of the total price of the labor, professional services, materials, machinery, fixtures or tools furnished or to be furnished is:

NOTICE TO PROPERTY OWNER

IF BILLS ARE NOT PAID IN FULL FOR THE LABOR, PROFESSIONAL SERVICES, MATERIALS, MACHINERY, FIXTURES OR TOOLS FURNISHED, OR TO BE FURNISHED, A MECHANICS LIEN LEADING TO THE LOSS, THROUGH COURT FORECLOSURE PROCEEDINGS, OF ALL OR PART OF YOUR PROPERTY BEING IMPROVED MAY BE PLACED AGAINST THE PROPERTY. YOU MAY WISH TO PROTECT YOURSELF AGAINST THIS CONSEQUENCE BY EITHER

1. REQUIRING YOUR CONTRACTOR TO FURNISH A CONDITIONAL WAIVER AND RELEASE PURSUANT TO ARIZONA REVISED STATUTES SECTION 33-1008, SUBSECTION D PARAGRAPHS 1 AND 3 SIGNED BY THE PERSON OR FIRM GIVING YOU THIS NOTICE BEFORE YOU MAKE PAYMENT TO YOUR CONTRACTOR

2. REQUIRING YOUR CONTRACTOR TO FURNISH AN UNCONDITIONAL WAIVER AND RELEASE PURSUANT TO ARIZONA REVISED STATUTES SECTION 33-1008, SUBSECTION D PARAGRAPHS 2 AND 4 SIGNED BY THE PERSON OR FIRM GIVING YOU THIS NOTICE AFTER YOU MAKE PAYMENT TO YOUR CONTRACTOR

3. USING ANY OTHER METHOD OR DEVICE THAT IS APPROPRIATE UNDER THE CIRCUMSTANCES.

WITHIN TEN DAYS OF THE RECEIPT OF THIS PRELIMINARY TWENTY DAY NOTICE THE OWNER OR OTHER INTERESTED PARTY IS REQUIRED TO FURNISH ALL INFORMATION NECESSARY TO CORRECT ANY INACCURACIES IN THE NOTICE PURSUANT TO ARIZONA REVISED STATUTES SECTION 33-992.01, SUBSECTION I OR LOSE AS A DEFENSE ANY INACCURACY OF THAT INFORMATION

WITHIN TEN DAYS OF THE RECEIPT OF THIS PRELIMINARY TWENTY DAY NOTICE IF ANY PAYMENT BOND HAS BEEN RECORDED IN COMPLIANCE WITH ARIZONA REVISED STATUTES SECTION 33-1003, THE OWNER MUST PROVIDE A COPY OF THE PAYMENT BOND INCLUDING THE NAME AND ADDRESS OF THE SURETY COMPANY AND BONDING AGENT PROVIDING THE PAYMENT BOND TO THE PERSON WHO HAS GIVEN THE PRELIMINARY TWENTY DAY NOTICE. IN THE EVENT THAT THE OWNER OR OTHER INTERESTED PARTY FAILS TO PROVIDE THE BOND INFORMATION WITHIN THAT TEN DAY PERIOD, THE CLAIMANT SHALL RETAIN LIEN RIGHTS TO THE EXTENT PRECLUDED OR PREJUDICED FROM ASSERTING A CLAIM AGAINST THE BOND AS A RESULT OF NOT TIMELY RECEIVING THE BOND INFORMATION

THIS Notice dated this the day of ,

Signature

Print or Type Name

ACKNOWLEDGMENT OF RECEIPT OF PRELIMINARY 20 DAY LIEN NOTICE

Sender: (Name and signature)

This acknowledges receipt on of a copy of the Preliminary 20

day Notice given by for labor, materials or machinery furnished

at the jobsite known as

Dated:

Signature of person acknowledging receipt

Title

Notice: To comply with A.R.S. 33-992.02, you are required to sign and return this acknowledgment of service to the address below within 30 days of receipt:

Certificate of Mailing

I, hereby certify that I have delivered this day a true and correct copy of the foregoing Preliminary Twenty Day Notice and Acknowledgment of Receipt to (provide name and address of all persons):

by:

First Class Mail with a Certificate of Mailing.

Certified, registered U.S. mail postage prepaid, return receipt requested..

So certified this the day of ,

Signature

AZ § 33.992.01

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What the Preliminary Twenty Day Notice Is

A Preliminary Twenty Day Notice is a written notice commonly used in U.S. construction and contract payment contexts to preserve a party’s right to file a mechanic’s lien or to secure payment after nonpayment. It informs the project owner, general contractor, or other contracting parties that a subcontractor, material supplier, or laborer has not been paid and that payment must be made within twenty days to avoid further legal steps. The notice typically states the amount owed, the work or materials provided, and the contact information for the claimant, and it is often required by state lien statutes to maintain lien rights.

Why a Preliminary Twenty Day Notice Matters

Sending a properly drafted Preliminary Twenty Day Notice preserves statutory remedies, clarifies the amount owed, and creates a documented opportunity for the payer to cure the default before incurring additional claims or liens.

Why a Preliminary Twenty Day Notice Matters

Who Typically Prepares and Receives This Notice

The notice is most often prepared by subcontractors, suppliers, and service providers who have not received timely payment and who want to protect lien rights under state law.

  • Subcontractors and specialty trades seeking to preserve mechanic’s lien rights when contracted through a general contractor.
  • Material suppliers who delivered goods to a jobsite but have not been paid by the buyer or contractor.
  • Small contractors and independent service providers documenting nonpayment before escalating to lien filing or legal action.

Use the notice as an early, formal step to document outstanding balances and to trigger any contractual cure periods prior to more formal collection or lien proceedings.

Who Can Sign and Send the Notice

Authorized Signer

An authorized representative of the claimant (owner, company officer, project manager) may sign; the signer should have authority to bind the claimant and confirm the debt amount and delivery of goods or services.

Third-Party Agent

A law firm, collection agent, or authorized agent may prepare and deliver the notice on behalf of the claimant, provided the agent has written authorization and retains copies of the authorization for verification.

Step-by-Step: Completing the Notice

Follow these sequential steps to complete and issue a Preliminary Twenty Day Notice correctly and consistently.

  • 01
    Confirm Eligibility: Verify you are a party covered by your state’s lien statutes before preparing the notice.
  • 02
    Gather Documents: Collect contracts, invoices, delivery receipts, and any change orders supporting the amount claimed.
  • 03
    Draft Notice: Populate claimant, recipient, project address, amount, and description fields exactly as instructed in the fillable guide.
  • 04
    Deliver and Record: Send by compliant delivery method and retain proof (certified mail, courier receipt, or documented electronic delivery).

Typical Routing and What Happens Next

After sending the notice, expect a short cure window and document each contact or payment attempt for potential later use.

  • Send to Owner: Primary notice recipient; may trigger owner-contractor payment discussions or direct cure within 20 days.
  • Send to General Contractor: Alerts the contractor of unpaid subcontractor or supplier balances and may prompt internal payment resolution.
  • Send to Lender (if required): In jurisdictions that require lender notice, this informs the funding source of potential liens and outstanding claims.
  • Record Delivery: Keep delivery receipts and signed acknowledgements as evidence if a later lien or lawsuit is needed.

How to Configure an Electronic Notice Workflow

Set up your online workflow to ensure consistent notice creation, authorized review, and reliable proof of delivery.

Field Configuration
Template Use a standardized template with required fields and validation rules
Approvals Assign an internal reviewer before sending to confirm amounts and attachments
Delivery Method Enable certified mail options and secure email with read receipts
Recordkeeping Automatically archive signed notices and delivery receipts for retention

Delivering Notices Electronically: Platform Considerations

Choose a platform that preserves intent, provides an audit trail, and supports the delivery methods required by state law.

  • Authentication: Email verification, SMS codes, or identity checks to support attribution of the signer
  • Audit Trail: Time stamps, IP addresses, and event logs to prove delivery and signer actions
  • Document Formats: PDF and DOCX support for retention and later filing

Preserve all audit artifacts and signed copies; many jurisdictions consider documented delivery essential if payment disputes progress to lien filing or litigation.

Elements of a Professional Preliminary Twenty Day Notice

A compliant, professional notice reduces dispute risk and supports later enforcement; include all key structural elements and supporting attachments.

Complete Identities

Clear naming of claimant, owner, general contractor, and billing contact to avoid ambiguity and to satisfy state statutory formality requirements.

Project Location

Exact property address and parcel identifier where available so the notice maps to the specific improvement claimed.

Amount and Basis

Itemized claim amount with invoice references, delivery dates, and a short explanation of the basis for the charge.

Delivery Proof

Method of delivery and retained confirmation such as certified mail receipt or courier tracking number for evidentiary support.

Attachments

Relevant invoices, delivery tickets, or change orders attached or referenced to substantiate the claimed balance.

Signature

Signed by an authorized representative; include printed name, title, and date to establish attribution.

Required Information Checklist

Claimant: Full legal name
Recipient: Owner and contractor names
Project: Street address
Amount: Dollars and cents
Description: Services or materials
Signature: Authorized signer name

Common Legal Risks and Consequences

Statute Loss: Failure to send required notice may forfeit lien rights under state statutes.
Incorrect Recipient: Sending to the wrong party can negate statutory protections or delay remedy timelines.
Insufficient Detail: Vague descriptions or missing amounts can lead to claim rejection or successful challenges.
Late Service: Missed statutory windows can preclude lien filing or other remedies.
Proof Failures: Lack of delivery evidence undermines enforcement and judicial credibility.
Fraudulent Claims: Misstated amounts or false attachments may trigger civil or criminal exposure.

Frequent Preparation Mistakes to Avoid

  • Omitting the precise project address or parcel identifier, which may render the notice ineffective.
  • Using informal trade names instead of the claimant’s legal business name, creating identity disputes.
  • Failing to attach or cite supporting invoices and delivery receipts, weakening evidentiary support.
  • Sending notice only to the contractor when state law also requires notice to the owner or lender.

Timing: When to Send and What to Expect

Timely delivery is essential; state statutes set different windows and some require the notice before certain lien or claim deadlines.

Standard Notice Period:

Send within the timeframe required by state law; many jurisdictions use a pre-lien notice window such as 20 days

Cure Window:

The recipient often has 20 days to cure the unpaid amount after receiving the notice

Lien Filing Deadline:

Lien filing deadlines run from last date of furnishing and vary by state — check local statute for exact period

Recordkeeping:

Keep copies and delivery proof for the full retention period applicable to the project

Follow-Up Timing:

If unpaid at the end of the cure period, prepare for lien filing or litigation promptly

Key Milestones After Sending the Notice

Track these sequential milestones from dispatch through potential enforcement to manage deadlines and evidence.

01

Dispatch Notice

Send notice and record delivery confirmation so the statutory clock starts with verifiable proof.

02

Cure Opportunity

Recipient reviews and may pay or dispute; document all communications during this window.

03

Prepare Lien

If unpaid, assemble supporting documents and calculate lien filing deadline based on last furnishing date.

04

File or Litigation

File the mechanic’s lien or commence collection actions within statutory periods using preserved evidence.

Preliminary Twenty Day Notice vs. Similar Notices

Different notice types carry distinct purposes and statutory effects; compare common variants to pick the correct form for your situation.

Notice Type Preliminary 20 Day Notice to Owner
Primary Purpose preserve lien rights inform owner of claim
Typical Sender subcontractor/supplier any claimant
Effect on Lien often required may be supplemental
Timing Required pre-filing window varies by statute

Sample eSignature Vendor Comparison for Sending Notices

Compare basic pricing and core features for eSignature and notice delivery; signNow is listed first to align with platform-first comparisons.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial 7-day Varies Varies Varies Varies
Bulk Send Yes Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
Envelope Cap No cap 100 envelopes/user/yr Varies Varies Varies

Practical Tips for Accurate and Efficient Notices

Adopt consistent drafting and delivery practices to reduce disputes and ensure evidence is preserved for potential enforcement actions.

Standardize Templates
Use a template with validated fields, required attachments, and checklists to avoid omissions and maintain consistency across projects.
Preserve Delivery Proof
Choose delivery methods that provide verifiable receipts such as certified mail, tracked courier, or documented electronic delivery.
Record Communications
Log calls, emails, and payment proposals after sending the notice to create a clear timeline of dispute resolution efforts.
Review State Statutes
Confirm notice form and recipient rules with the applicable state lien statute before sending to ensure compliance.

Real-World Use Cases

These short examples show how parties use a Preliminary Twenty Day Notice in common scenarios to preserve rights and prompt payment.

Case Study 1

A subcontractor delivered electrical supplies to a new build and was unpaid for 60 days

  • The subcontractor sent a Preliminary Twenty Day Notice with invoices attached
  • After certified delivery the general contractor paid the outstanding balance, avoiding lien filing and litigation by resolving within the cure window.

Case Study 2

A supplier sent materials to a renovation but the owner disputed quantities

  • The supplier issued the notice and referenced delivery receipts
  • The notice triggered a review and partial payment, and the supplier preserved lien rights while negotiating the remaining balance.

Frequently Asked Questions About the Preliminary Twenty Day Notice

Answers to common questions about form content, delivery methods, and next steps after sending a notice.


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