Mechanics' Lien Deadlines
Pennsylvania's Mechanics' Lien Law (49 P.S. § 1101 et seq.) protects contractors, subcontractors, and suppliers who aren't paid for work on real property. Missing a deadline means losing your lien rights.
Preliminary Notice (Subcontractors Only)
Subcontractors and suppliers must serve a preliminary notice on the property owner within 30 days of first providing labor/materials. Without this notice, you cannot file a lien claim. Use certified mail with return receipt.
Filing the Lien Claim
The lien claim must be filed within 6 months of your last day of work. For residential properties, this is reduced to 4 months. File with the Prothonotary in the county where the property is located.
Serving the Property Owner
After filing, you must serve a copy on the property owner within 5 days by personal service or certified mail.
Enforcement Deadline
You must file a praecipe to issue a writ of scire facias within 2 years of filing the lien claim to enforce it. This is essentially a lawsuit to foreclose on the lien. Miss this deadline and the lien expires.
Role-Based Differences
General contractors: No preliminary notice required. Direct contract with owner. Subcontractors: Must give preliminary notice within 30 days. Can only lien for amount owner still owes GC. Suppliers: Must give preliminary notice. Lien amount limited to materials actually incorporated into the property.
Want to Learn More?
Visit our full knowledge center for comprehensive guides, interactive tools, and document templates.
Mechanics' Lien GuideDisclaimer: This guide is for educational purposes only and does not constitute legal advice. Every case is different. For guidance specific to your situation, consider booking a consultation with a PA licensed attorney.