The memorandum and affidavit required by § 43-4 shall be sufficient if substantially in form and effect as follows:
Memorandum for Mechanic's Lien Claimed by General Contractor.
Name of owner: ___________________________________________________________________________
Address of owner: ___________________________________________________________________________
Name of claimant: ___________________________________________________________________________
Address of claimant: ___________________________________________________________________________
Contractor license or certificate number of claimant
(if applicable): ___________________________________________________________________________
Issuance date of license or certificate
(if applicable): ___________________________________________________________________________
Expiration date of license or certificate
(if applicable): ___________________________________________________________________________
If no contractor license or certificate number is included, the claimant certifies that such a valid license or certificate is not required by law for the work done for which the benefit of a lien is claimed.
1. Type of materials or services furnished: ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________
___________________________________________________________________________
___________________________________________________________________________
2. Amount claimed: $ ___________________________________________________________________________
If any part of the Amount claimed is not due as of the date of this mechanic's lien, identify the date or event upon which it will be due and the sum(s) to which the due date(s) or event(s) apply: ___________________________________________________________________________
3. Type of structure on which work done or materials furnished: ___________________________________________________________________________
___________________________________________________________________________
4. Brief description and location of real property:
___________________________________________________________________________
5. Date from which interest on the above amount is claimed:
Date: _______________________
It is the intent of the claimant to claim the benefit of a lien.
The undersigned hereby certifies that he has mailed a copy of this memorandum of lien to the owner of the property at the owner's last known address: .................................. (address), on ........ (date of mailing).
___________________________________________________________________________ (Name of claimant).
Affidavit.
State of Virginia,
County (or city) of .................., to wit:
I, _______________________ (notary or other officer) for the county (or city) aforesaid, do certify that ...................... claimant, or ................, agent for claimant, this day made oath before me in my county (or city) aforesaid that ..................... (the owner) is justly indebted to claimant in the sum of .............. dollars, for the consideration stated in the foregoing memorandum, and that the same is payable as therein stated.
Given under my hand this the ........ day of ................., 20....
___________________________________________________________________________ (Notary Public or Magistrate, et cetera.)
Code 1919, § 6427; 1940, p. 402; 1968, c. 568; 2007, c. 504; 2013, c. 293; 2019, c. 243.
Notes of Decisions
Desai v. A. R. Design Grp., Inc., 799 S.E.2d 506 (Va. 2017).
· cites it 34× “Code § 43-5 specifies that: [t]he memorandum and affidavit required by § 43-4 shall be sufficient if substantially in form and effect as follows: Name of owner: __________ .”
Ashco Int'l, Inc. v. Westmore Shopping Ctr. Assocs., 42 Va. Cir. 427 (Fairfax Cir. Ct. 1997).
· cites it 37× “The description is deemed adequate under Code § 43-15 if the property is reasonably identifiable by the description given and the memorandum conforms substantially to the requirements of Code § 43-5 and is not willfully false. The purpose of the description requirement is to…”
Rosser v. Cole, 379 S.E.2d 323 (Va. 1989).
· cites it 4× “Employing the form suggested by Code § 43-5, the lien claimant named Rosser as owner of the realty and asserted that $14,909 was due.”
In re Terry, 262 B.R. 657 (Bankr. E.D. Va. 2001).
· cites it 8× “The court concludes that the affidavit filed by the president of DDCI substantially complies with Virginia Code § 43-5. Accordingly, regarding debtors’ objection to DDCI’s claim, the court rules that DDCI has a perfected mechanic’s lien against debtors’ realty, that DDCI’s claim…”
Donohoe Constr. Co. v. Mount Vernon Assocs., 369 S.E.2d 857 (Va. 1988).
· cites it 2× “The claimant must appear and make oath before a notary public (or some other official authorized to administer an oath) that the owner is justly indebted to the claimant in the amount and for the consideration stated in the memorandum.”
BRITT CONST., INC. v. Magazzine Clean, LLC, 623 S.E.2d 886 (Va. 2006).
· cites it 2× “" The absence of any reference to a certification of mailing in the "safe harbor" form of Code § 43-5 does not affect our analysis of Code § 43-4.”
United Masonry, Inc. v. Jefferson Mews, Inc., 237 S.E.2d 171 (Va. 1977).
· cites it 2× “The memorandum and affidavit followed the form suggested by Code § 43-5 and reads, in part: “1. Type of materials or services furnished: “Masonry labor and materials.”
Am. Stand. Homes Corp. v. Reinecke, 425 S.E.2d 515 (Va. 1993).
· cites it 2× “However, as structured in Code §§ 43-5, -8, and -10, each of the forms required by the perfection statute to be filed by lien claimants contains a blank beneath the words - ‘‘Date from which interest on the above amount is claimed”.”
Boehl v. BMW Restoration Co. of Va., 31 Va. Cir. 256 (Loudoun Cir. Ct. 1993).
· cites it 6× “However, the memorandum does follow the form provided in Section 43-5, and includes the following: “5.”
Woodington Elec., Inc. v. Lincoln Sav. & Loan Ass'n, 385 S.E.2d 872 (Va. 1989).
“Code § 43-15 provides that “[n]o inaccuracy in the memorandum filed, or in the description of the property to be covered by the lien, shall invalidate the lien, if the property can be reasonably identified by the description given and the memorandum conforms substantially to the…”
TQY Investments v. Rodgers Co., 26 Va. Cir. 40 (Fairfax Cir. Ct. 1991).
· cites it 2× “the memorandum conforms substantially to the requirements of Sections 43-5, 43-8 and 43-10, respectively, and is not willfully false.”
Hickerson Elec. Serv. Corp. v. Drewer Dev., 25 Va. Cir. 247 (Fairfax Cir. Ct. 1991).
· cites it 10× “The defendants claim that the Memorandum of Mechanic’s Lien filed in this case is fatally defective even though it complies with the statutory form provided by § 43-5 of the Virginia Code (1950). Specifically, defendants argue that the Memorandum here, as well as any other…”
Va. Code Ann. § 43-5(1): 1 case
Ashco Int'l, Inc. v. Westmore Shopping Ctr. Assocs., 42 Va. Cir. 427 (Fairfax Cir. Ct. 1997).
“The description is deemed adequate under Code § 43-15 if the property is reasonably identifiable by the description given and the memorandum conforms substantially to the requirements of Code § 43-5 and is not willfully false. The purpose of the description requirement is to…”
Va. Code Ann. § 43-5(3): 1 case
Ashco Int'l, Inc. v. Westmore Shopping Ctr. Assocs., 42 Va. Cir. 427 (Fairfax Cir. Ct. 1997).
“The description is deemed adequate under Code § 43-15 if the property is reasonably identifiable by the description given and the memorandum conforms substantially to the requirements of Code § 43-5 and is not willfully false. The purpose of the description requirement is to…”
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