What Do I Do If My Roofer's Supplier Puts a Lien on My House?

Did you just receive a notice that a roofing supplier might put a lien on your home, and now you’re worried you could be forced to pay for your roof twice? Are you feeling frustrated or blindsided because you already researched your roofer and assumed everything was fine?

Getting a lien notice from a supplier is one of the most stressful situations a homeowner can face during a roofing project. It can feel unfair and confusing, especially when you’ve done everything you thought was right.

At RoofSmart, we understand that choosing a roofing contractor can be a stressful process. And it becomes even worse when you get an unexpected notice that you might have a lien on your property for something that is not really in your control.

In this article, we’ll break down exactly what a supplier lien means, what steps you need to take immediately to protect yourself, and how to avoid this situation altogether so you don’t end up paying more than you should.

Roofing Supplier Lien Stages: What It Means and What to Do

What does it mean when my roofer’s supplier puts a lien on my home?

If you get a notice in the mail from the roof material supplier letting you know that they have a right to lien your property, that can mean that you hired somebody who's not very stable and doesn't have a good relationship with the supplier.

In other words, a lien pre-notice means that you will likely be responsible for paying the supplier if your roofer does not pay them. You should take this very seriously. If the roofing company has been around for a long time but cannot pay its bills, that’s a huge red flag.

Either your roofer is just getting started and hasn’t had the chance to prove that they can pay, or they have a poor reputation and don’t always pay their bills. This type of notice might be sent out to you if you’ve chosen the cheapest roofing option possible.

If you get a pre-notice, that doesn't mean you have to take action yet. In Washington, this is often a Notice of Right to Claim a Lien. It does not necessarily mean your roofer is behind on payments. But it is a proactive legal step suppliers must take within 10 days of delivering materials to protect their right to file a lien later if they aren't paid (RCW 60.04.031).

Can I get out of or dispute the lien from my roofing material supplier?

If you receive a lien notice, your financial exposure may be limited. For owner-occupied single-family residences, a supplier’s lien is generally limited to the amount not yet paid to your prime contractor at the time you received the notice. If you have already paid your roofer in full, the supplier may not be able to legally enforce the lien against your property (RCW 60.04.031).

If you get a lien notice in the mail, here are some steps you can take:

1. Withhold payment for material costs: Do not pay your roofer for the cost of whatever roofing material you ordered. You should still pay for labor and other costs that they’ve charged you (you signed a contract with them, so you legally owe them for any labor that they’ve done.

2. Pay the supplier for materials: Instead of paying the roofer for materials, issue a joint check made out to both the roofing company and the supplier. This ensures the supplier is paid and the roofer cannot claim they weren't compensated for the project. The WA State Department of Labor and Industries recommends making the check out to your roofer and the supplier as a payee. You can reach out to your supplier and see if they’d prefer a check directly from you or what your payment options are.

Note: If you have already paid your roofer in full before receiving a 'Notice of Right to Claim a Lien,' you are likely protected under Washington's 'double payment' defense for homeowners. However, if you receive the notice before your final payment to the roofer, you should withhold the supplier's portion and pay via joint check to avoid paying twice.

3. Get a lien release: Make sure that you get a lien release signed by the supplier. This acknowledges that you’ve paid what you owe and that your home or property is no longer under lien. This is a crucial step.

4. Verify Contractor Status: Immediately check your roofer's license, bond, and insurance status using the Washington Department of Labor & Industries Verify tool. If they are failing to pay suppliers, their bond may be at risk, and you should act quickly to protect your interests.

When you hire a roofing contractor to work on your property, you are seen as the “general contractor,” and the roofer you hired is essentially your subcontractor.

So if they didn't pay the bill for materials on the project, you become legally responsible for paying it because you're ultimately responsible if your sub underperforms or does something illegal.

How do I prevent getting a lien on my home from my roofing contractor?

In order to avoid getting a lien placed on your home during a roofing project, here are the two most important things you can do:

1. Hire a reputable contractor: The best way to avoid lien issues is by hiring a contractor with a solid reputation. Avoid anyone who only does the cheapest work possible, and do your research to see if it looks like a company is on the brink of going out of business. If they have a ton of unpaid fees and fines, that’s a really bad sign. On the other hand, a reputable contractor will not have any debt and will be in good standing with their business license, insurance, bond, and all other requirements.

2. Get an unconditional lien release signed BEFORE the project starts: Another precaution you can take is to get an unconditional lien release signed during the process of signing the contract with your roofing company. This will protect you from any legal responsibility to pay suppliers if your roofer doesn’t pay them. Your roofer should have a clause explaining lien releases in your contract. Ask them for an unconditional lien release if possible. A reputable roofer should have no problem helping you with this.

What questions should you ask a roofer to avoid costly mistakes like a lien?

Dealing with a supplier lien puts you in a tough position, but it also highlights a bigger issue: the problem usually starts long before the first payment is made.

In this case, the real risk wasn’t just the unpaid supplier. It was hiring a contractor without fully understanding their financial stability, processes, and protections in place. These are things most homeowners don’t think to ask about until it’s too late.

The good news is that you can avoid situations like this entirely by asking the right questions upfront. The way a roofer answers those questions will quickly reveal whether they’re organized, trustworthy, and financially responsible, or a potential liability.

👉 Read next: How to Disqualify a Roofer
https://getroofsmart.com/blog/questions-to-ask-a-seattle-roofer

This guide will give you a clear list of questions to ask before hiring a contractor so you can protect yourself, your home, and your wallet from preventable issues like liens.