How to Put a Judgment Lien on Property in Vermont

What a Judgment Lien Does

A judgment lien attaches your court judgment to the debtor's real estate. It doesn't force an immediate sale or by itself prevent a transfer or refinance, but it encumbers the property and appears in the land records. A sale or refinance must account for the lien to convey clear title.

Under 12 V.S.A. § 2901, any Vermont money judgment can be converted into a lien on real property the debtor owns in the state.

How to Record the Lien

Wait until any Rule 62 stay has ended, including the 30-day appeal period and any extension caused by a timely post-judgment motion or pending appeal. Then:

1. Request a certified copy of your judgment from the Civil Division clerk
2. Take or mail it to the town clerk in the municipality where the property is located
3. Pay the recording fee — $15 per page under 32 V.S.A. § 1671 (a two-page judgment costs $30)

That's it. Once recorded in the municipal land records, the lien is active. You don't need a court order or a motion filing — just the certified judgment and the recording fee.

If the debtor owns property in multiple towns, record the judgment in each one.

How Long the Lien Lasts

The lien is valid for eight years from the date the judgment was originally entered — not from the recording date. This matches the judgment lifespan under 12 V.S.A. § 506.

If you need the lien to survive beyond eight years, you must renew the underlying judgment before it expires. Renewing the land record lien alone does not extend the judgment itself.

Forcing a Sale

Recording a lien secures your position but doesn't force the debtor out or compel a sale. To actually force a sale of the encumbered real estate, you must bring a separate judicial foreclosure action under 12 V.S.A. § 2903(a) in the Civil Division.

If you file and record the foreclosure complaint in the land records before the eight-year period expires, the lien remains effective until the foreclosure action concludes — even if the eight years runs out during the lawsuit.

Homestead Exemption

Vermont's homestead exemption under 27 V.S.A. § 101 protects up to $125,000 in equity in the debtor's primary residence. If the debtor's home equity is below that threshold, the lien still attaches — but you can't collect from the protected equity. The lien becomes meaningful when the debtor's equity exceeds the exemption, or when they sell and there's surplus after the exemption is applied.

Releasing the Lien After Payment

Once the judgment is fully paid, you're required to record a release of lien with the town clerk in every town where you recorded the judgment. This clears the title. Failing to release a satisfied lien can create problems for the former debtor and potential liability for you.

The Vermont judgment collection guide covers the full enforcement toolkit — from financial disclosure hearings to liens to case closure.

See more Vermont guides →