Construction Lawyer in Maryland, Virginia, and Washington, DC

Mike Bramnick is a construction lawyer representing contractors, subcontractors, material suppliers, and property owners across the Washington, DC metropolitan area and surrounding region. His practice serves clients on commercial and residential projects throughout Northwest DC, Capitol Hill, NoMa, the Capitol Riverfront, and the broader DMV area — including Montgomery County, Prince George’s County, Northern Virginia, and beyond. His construction law practice includes matters ranging from breach of contract claims, mechanic’s liens, bond claims, trust fund and prompt payment statute violations, contract disputes, violations of home improvement regulations, and general collections matters.

As a construction lawyer, Mike also regularly drafts, reviews, and negotiates construction-related agreements. With years of experience in construction law and construction litigation, he provides clients with practical and cost-effective legal counseling designed to address the legal challenges that arise during construction projects.

Mike represents clients throughout Maryland, Virginia, and the District of Columbia in construction disputes and litigation involving contractors, suppliers, and property owners.

Construction Lawyer in Washington, DC

Washington, DC is one of the most active construction markets in the country, with major commercial developments, federal projects, and residential renovations underway across neighborhoods like NoMa, Capitol Hill, Southwest Waterfront, and the Wharf. DC’s construction law framework includes several important statutes that contractors and suppliers must understand before starting work in the District.

DC Mechanic’s Lien Deadlines. Under the DC mechanic’s lien statute (D.C. Code § 40-301 et seq.), contractors and suppliers generally must file a notice of intent to lien and a verified statement of lien within strict timeframes from the last date of work or last delivery of materials. Missing these deadlines can permanently extinguish lien rights, regardless of how much money is owed. Because DC’s procedures differ from Maryland and Virginia, contractors working across jurisdictions must track deadlines separately for each.

DC Prompt Payment Act. The DC Prompt Payment Act imposes payment deadlines on owners, general contractors, and subcontractors on construction projects in the District. When payments are not made on time, contractors and subcontractors may be entitled to interest and other remedies. Mike advises clients on their rights under the DC Prompt Payment Act and pursues claims where owners or general contractors have failed to meet their payment obligations.

DC Bond Claims. On publicly funded projects and many larger private projects in the District, payment bonds are required. A bond claim provides an alternative recovery path when a property lien is not available — such as on government-owned property. Mike regularly files and pursues bond claims on behalf of subcontractors and suppliers working on DC projects.

If you are a contractor, subcontractor, or supplier working on projects in Washington, DC and have not been paid, contact Mike Bramnick to discuss your legal options.

Construction Lawyer in Maryland

Maryland is home to one of the most active construction markets in the mid-Atlantic region, with significant commercial, residential, and government construction activity across Montgomery County, Prince George’s County, Baltimore City, Baltimore County, and beyond. Maryland’s mechanic’s lien statute (Md. Code, Real Prop. § 9-101 et seq.) provides important protections for contractors and suppliers — but strict compliance with filing deadlines and procedural requirements is essential.

Maryland Mechanic’s Lien Deadlines. In Maryland, a contractor or subcontractor must generally establish a lien within 180 days of the last work performed or last materials furnished on a project. The petition to enforce the lien must then be filed within the time period required by statute. Maryland’s lien law distinguishes between general contractors and subcontractors and imposes different notice requirements depending on the claimant’s tier in the construction chain. Missing any of these deadlines can permanently bar a lien claim.

County-Specific Considerations. While Maryland’s mechanic’s lien statute is statewide, the practical procedures for filing and enforcing liens — including where to file, local court practices, and how competing liens are prioritized — can vary by county. Contractors working in Montgomery County, Prince George’s County, and Baltimore County should be familiar with local circuit court procedures. Mike has experience navigating lien filings and construction disputes across Maryland’s counties.

Maryland Prompt Payment Act. Maryland’s Prompt Payment Act imposes statutory payment deadlines on owners and general contractors and provides subcontractors and suppliers with rights to interest and attorney’s fees when payments are unreasonably withheld. Mike counsels clients on Prompt Payment Act claims and pursues recovery where contractors have been kept waiting beyond statutory deadlines.

Maryland Home Improvement Licensing. Maryland requires home improvement contractors to be licensed through the Maryland Home Improvement Commission (MHIC). An unlicensed contractor may be prohibited from collecting unpaid amounts for home improvement work — even if the work was properly performed. Mike regularly represents both homeowners and contractors in disputes involving Maryland’s home improvement licensing requirements.

Mechanic’s Liens, Payment Claims, and Contractor Collections

Mike Bramnick regularly works on behalf of unpaid contractors, subcontractors, and suppliers who are owed money on construction projects. These matters often involve pursuing mechanic’s lien claims.

Mechanic’s liens provide an important legal protection for contractors and suppliers. A mechanic’s lien is a statutory right that allows those who provide labor or materials on a construction project to secure a lien against the property for the value of unpaid work. Mechanic’s lien laws are designed to encourage construction by providing additional protection to laborers and material suppliers.

As a construction litigator, Mike works regularly collecting money owed to contractors on construction projects. His detailed understanding of mechanic’s lien laws plays a critical role in the collections process. He represents clients in construction disputes in court and arbitration proceedings, as well as through alternative dispute resolution such as mediation.

Strict compliance with statutory requirements is essential when pursuing a mechanic’s lien. Missing a filing deadline or failing to follow required procedures can invalidate a lien claim. Contractors and suppliers must understand their mechanic’s lien rights and act promptly when payment issues arise.

With years of experience in construction law and litigation in Maryland, Virginia, and the District of Columbia, Mike can quickly evaluate whether a client has valid mechanic’s lien rights and ensure the proper steps are taken to perfect a lien against the property.

If lien rights have expired, an unpaid contractor may still pursue a breach of contract claim against the party it contracted with to obtain a monetary judgment. Because mechanic’s lien laws and filing deadlines vary widely between Maryland, Virginia, and Washington DC, understanding these differences is critical when engaging in construction activity across jurisdictions.

What to Do If a Contractor Is Not Paid

Contractors, subcontractors, and suppliers frequently face situations where they are not paid for work performed on construction projects. Payment disputes may arise due to project delays, contractual disagreements, financial issues, or disputes over the quality of work.

When a contractor is not paid, several legal options may be available, including:

• Filing a mechanic’s lien against the property
• Pursuing a bond claim on bonded construction projects
• Filing a breach of contract lawsuit
• Seeking recovery through negotiation, mediation, or arbitration

An experienced construction lawyer can review the contract documents, evaluate potential claims, and determine the most effective legal strategy for recovering unpaid amounts.

Understanding Mechanic’s Lien Deadlines

Mechanic’s lien laws include strict statutory deadlines that must be followed in order to preserve lien rights. These deadlines vary significantly between Maryland, Virginia, and the District of Columbia.

Missing a deadline or failing to comply with statutory requirements can permanently eliminate the right to file a mechanic’s lien. Contractors, subcontractors, and suppliers should act quickly when payment issues arise to protect their legal rights.

Because the mechanic’s lien laws differ between jurisdictions, construction professionals working in multiple states should seek legal guidance to ensure compliance with each state’s requirements.

Construction Contract Disputes

Construction projects often involve complex agreements between property owners, general contractors, subcontractors, and suppliers. Disputes may arise regarding payment terms, scope of work, project delays, defective workmanship, or changes in project specifications.

Construction contract disputes frequently involve breach of contract claims, change order disputes, or disagreements over project performance. In many cases these disputes can be resolved through negotiation, mediation, or arbitration. When necessary, litigation may be required to enforce contractual rights.

Mike Bramnick represents contractors and construction professionals in a wide range of construction contract disputes throughout Maryland, Virginia, and Washington DC.

Construction Collections and Post-Judgment Enforcement

Mike Bramnick has secured millions of dollars in judgments on behalf of clients arising out of construction-related disputes. However, obtaining a judgment is only the first step in the collections process.

If a judgment debtor does not voluntarily pay the judgment amount, several legal enforcement mechanisms may be used to collect the debt. These procedures include writs of garnishment of property, wage garnishments, liens, and writs of execution.

There are also post-judgment discovery tools available to identify the assets of a judgment debtor. These tools include interrogatories, requests for documents, and oral examinations designed to uncover the nature and location of a debtor’s assets.

Mike has extensive experience pursuing post-judgment collections and enforcement actions on behalf of clients.

For more information regarding the collections and post-judgment enforcement process, see our civil litigation page.

Home Improvement Lawyer for Claims Against Unlicensed Contractors

Mike Bramnick also regularly represents homeowners in claims against unlicensed contractors.

Maryland, Virginia, and the District of Columbia regulate home improvement contractors and each jurisdiction has different licensing requirements. When a contractor performs home improvement work without the proper license, the legal consequences can be significant.

In Maryland, an unlicensed home improvement contractor may be prohibited from collecting unpaid money for construction services, even if the work was properly performed.

The District of Columbia’s home improvement laws are even more strict. An unlicensed home improvement contractor has no legal right to collect unpaid money due on a home improvement contract. In addition, the contractor may be required to return all money received from the homeowner, even if the work was properly completed.

These laws are designed to protect consumers from unqualified or unscrupulous contractors.

Mike has successfully represented homeowners pursuing claims against unlicensed contractors for violations of home improvement laws and the District of Columbia Consumer Protection Procedures Act.

If you are a homeowner involved in a dispute with an unlicensed home improvement contractor, it is important to consult with a lawyer who understands the home improvement laws in Maryland, Virginia, and Washington DC.

Construction Law FAQ