Contractor Resources

Mechanics’ Lien Rights

Pennsylvania’s Mechanics’ Lien Law (49 P.S. § 1101 et seq.) allows unpaid contractors and suppliers to secure payment through a lien on the improved property.

Who Can File a Lien?

General Contractor

Notice Required: No

Filing Deadline: 6 months from completion of work

Subcontractor

Notice Required: Yes (30 days)

Filing Deadline: 6 months from completion of work

Notice Deadline: 30 days from first providing labor/materials

Material Supplier

Notice Required: Yes (30 days)

Filing Deadline: 6 months from last delivery

Notice Deadline: 30 days from first delivery

Filing Procedure

1

Serve Preliminary Notice (subcontractors/suppliers only)

Written notice to property owner within 30 days of first providing labor or materials. Must include: name, address, description of work/materials, and general contractor name.

49 P.S. § 1501

2

File Lien Claim with Prothonotary

File mechanics’ lien claim in the county where the property is located within 6 months of completion of work. Must include: property description, amount claimed, work description, and dates.

49 P.S. § 1301

3

Serve Lien Claim on Property Owner

Serve a copy of the filed lien claim on the property owner within one month of filing.

49 P.S. § 1303

4

File Action to Enforce Lien

Must file a scire facias action to enforce the lien within 2 years of filing the claim.

49 P.S. § 1701

Lien Deadline Calculator

Enter dates above to calculate your mechanics’ lien deadlines.

Practical Tips

Always put contracts in writing with detailed scope of work
Document all work with photos, time records, and delivery receipts
Send preliminary notices immediately—don’t wait until there’s a payment problem
The 6-month deadline runs from substantial completion, not final punch list items
Lien waivers are enforceable in PA—never sign a full waiver until paid in full

Lien Amount Can Include

  • Value of labor performed
  • Value of materials furnished
  • Interest on unpaid amounts
  • Filing fees and costs

Cannot Include

  • Lost profits
  • Consequential damages
  • Attorney’s fees (unless contract provides)
  • Work on public property (government projects)

Legal Disclaimer

This information is provided for educational purposes only and does not constitute legal advice. Contractor law involves complex regulatory requirements that vary by jurisdiction. Consult with a qualified attorney before taking any legal action. All content prepared with attorney supervision.

All educational content and document templates are prepared under the supervision of a PA licensed attorney.