Revised Code of Washington
Wash. Rev. Code § 60.04.171 (2026)
✓ current as of May 2026
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The lien provided by this chapter, for which claims of lien have been recorded, may be foreclosed and enforced by a civil action in the court having jurisdiction in the manner prescribed for the judicial foreclosure of a mortgage. The court shall have the power to order the sale of the property. In any action brought to foreclose a lien, the owner shall be joined as a party. The interest in the real property of any person who, prior to the commencement of the action, has a recorded interest in the property, or any part thereof, shall not be foreclosed or affected unless they are joined as a party.
A person shall not begin an action to foreclose a lien upon any property while a prior action begun to foreclose another lien on the same property is pending, but if not made a party plaintiff or defendant to the prior action, he or she may apply to the court to be joined as a party thereto, and his or her lien may be foreclosed in the same action. The filing of such application shall toll the running of the period of limitation established by RCW 60.04.141 until disposition of the application or other time set by the court. The court shall grant the application for joinder unless to do so would create an undue delay or cause hardship which cannot be cured by the imposition of costs or other conditions as the court deems just. If a lien foreclosure action is filed during the pendency of another such action, the court may, on its own motion or the motion of any party, consolidate actions upon such terms and conditions as the court deems just, unless to do so would create an undue delay or cause hardship which cannot be cured by the imposition of costs or other conditions. If consolidation of actions is not permissible under this section, the lien foreclosure action filed during the pendency of another such action shall not be dismissed if the filing was the result of mistake, inadvertence, surprise, excusable neglect, or irregularity. An action to foreclose a lien shall not be dismissed at the instance of a plaintiff therein to the prejudice of another party to the suit who claims a lien.
Notes of Decisions
Cited in 19
cases (2 in the last 5 years), 2002–2025 · leading case: Diversified Wood Recycling, Inc. v. Johnson, 251 P.3d 293 (Wash. Ct. App. 2011).
Diversified Wood Recycling, Inc. v. Johnson, 251 P.3d 293 (Wash. Ct. App. 2011). “RCW 60.04.171 states in part that in any action brought to foreclose a lien, "the owner shall be joined as a party.”
Diversified Wood Recycling, Inc. v. Johnson, 161 Wash. App. 859 (Wash. Ct. App. 2011). “RCW 60.04.171 states in part that in any action brought to foreclose a lien, “the owner shall be joined as a party.”
Haselwood v. Bremerton Ice Arena, Inc., 155 P.3d 952 (Wash. Ct. App. 2007). “031 establishes how the lien shall be created and provides sample notices, all of which indicate that the person supplying professional services, materials, or equipment may file a lien against the property in the event of nonpayment.”
Haselwood v. Bremerton Ice Arena, Inc., 137 Wash. App. 872 (Wash. Ct. App. 2007). “031 establishes how the lien shall be created and provides sample notices, all of which indicate that the person supplying professional services, materials, or equipment may file a lien against the property in the event of nonpayment.”
Woodstream Constr. Corp. v. Van Wolvelaere, 143 Wash. App. 400 (Wash. Ct. App. 2008). “Approximately seven months later, on June 2, 2004, Weathervane filed an “Application to Join as a Party Pursuant to RCW 60.04.171.” On June 16, the trial court granted Weathervane’s application to join Woodstream’s lawsuit against the Van Wolvelaeres as an additional defendant.”
CalPortland Co. v. LevelOne Concrete, LLC, 321 P.3d 1261 (Wash. Ct. App. 2014). “¶33 RCW 60.04.171 provides that “[t]he lien provided by this chapter, for which claims of lien have been recorded, may be foreclosed and enforced by a civil action in the court having jurisdiction in the manner prescribed for the judicial foreclosure of a mortgage.”
Bob Pearson Constr., Inc. v. First Cmty. Bank, 43 P.3d 1261 (Wash. Ct. App. 2002). “RCW 60.04.171. But the statute does not say whether the party must be joined within the eight-month-plus-ninety-day period.”
Inland Empire Dry Wall Supply Co. v. W. Sur. Co., 389 P.3d 717 (Wash. Ct. App. 2017). “141 to apply to the lien release bond context it would not have specifically limited the applicability ofRCW 60.04.141 to issues of timing. 9 No.”
Van Wolvelaere v. Weathervane Window Co., 177 P.3d 750 (Wash. Ct. App. 2008). “Approximately seven months later, on June 2, 2004, Weathervane filed an "Application to Join as a Party Pursuant to RCW 60.04.171." On June 16, the trial court granted Weathervane's application to join Woodstream's lawsuit against the Van Wolvelaeres as an additional defendant.”
Olson Eng'g, Inc. v. KeyBank Nat'l Ass'n, 286 P.3d 390 (Wash. Ct. App. 2012). “RCW 60.04.171 permits foreclosure on property subject to construction liens: The lien provided by this chapter, for which claims of lien have been recorded, may be foreclosed and enforced by a civil action in the court having jurisdiction in the manner prescribed for the…”
Diversified Wood Recycling, Inc. v. Johnson, 251 P.3d 908 (Wash. Ct. App. 2011). “¶ 9 Appellants do not show how they, by relitigating these issues, could drive the foreclosure action to a different outcome.”
Diversified Wood Recycling, Inc. v. Johnson, 161 Wash. App. 891 (Wash. Ct. App. 2011). “141 and was not joined as required by RCW 60.04.171 and, as a result, the court lacked both subject matter jurisdiction and statutory authority to proceed with the action.”
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