Mechanic's Lien Guide
Massachusetts Mechanic's Lien Guide
Lien deadlines, notice requirements, and filing procedures for contractors, subcontractors, and suppliers in Massachusetts.
Massachusetts Lien Deadlines
Preliminary Notice
30 daysMust be sent to the prime contractor by certified mail, return receipt requested, within 30 days of commencing work on the project. Failure to file this notice limits the lien to the amount due to the next-tier subcontractor at the time the Notice of Contract is filed.
Mechanic's lien
90/120 daysLiens are “perfected” by recording two documents in the Registry of Deeds: 1. A Notice of Contract within 90 days of last furnishing or within 60 days of the recording date of a Notice of Substantial Completion. 2. A Statement of Account within 120 days of last furnishing or within 90 days of the recording date of a Notice of Substantial Completion. Next, a civil enforcement action must be filed within 90 days of filing the Statement of Account. A certified copy of the lawsuit must be filed with the Registry of Deeds within 30 days of the suit. Mechanic's liens cannot be extended in Massachusetts.
Calculate your Massachusetts Mechanics Lien Deadline
Your project
DISCLAIMER: These deadlines are pulled from recent lien laws, but you should consult a lien expert or lawyer to understand the deadlines specific to your situation.
Massachusetts deadlines
Showing deadlines for a Subcontractor. Deadlines can vary by role.
Enter your project dates on the left to calculate exact deadline dates.
Preliminary Notice
LienOps sends a preliminary notice (Notice of Identification) on all MA jobs; second-tier-and-lower subs must serve the prime within 30 days of commencing work
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Notice of Intent to Lien
Record Notice of Contract by the earlier of 60 days after a notice of substantial completion, 90 days after a notice of termination, or 90 days after last furnishing (LienOps target: 90 days after last furnishing)
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Mechanics Lien Filing
Record Statement of Account by the earlier of 90 days after a notice of substantial completion, 120 days after a notice of termination, or 120 days after last furnishing (LienOps target: 120 days after last furnishing)
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Enforcement (foreclosure)
Initiate enforcement within 90 days of filing the Statement of Account; record an attested copy of the Complaint for Enforcement within 30 days of commencement
Calculated once you record the lien
Massachusetts Lien Guide
Preliminary Notice & Notice of Intent
Preliminary Notice: Subcontractors and suppliers should send a Notice of Identification to preserve the full amount of their contract. Notice of Intent to Lien: Not required in Massachusetts. Filing a lien is a two-part process: A Recorded Notice of Contract along with a Recorded Statement of Account together establish a lien right in the property records.
Who Can File a Mechanic's Lien
Contractors, subcontractors, suppliers, architects, and engineers are entitled to mechanic's lien rights in Massachusetts.
Who Gets the Notice
Notice is given to the project owner.
Information Required
Information needed to file a mechanic's lien in Massachusetts includes: - Project owner's name - Description of the property - Amount owed - Description of the work or materials - Claimant's information
Massachusetts Public Works
In Massachusetts, a mechanic's lien on public works projects is not available. Subcontractors and suppliers can file suit against a payment bond. The prime contractor must post a payment bond on public construction jobs over $25,000. Notice of Claim must be served on the prime contractor and surety within 65 days of last furnishing. The claim must be in writing and include the nature of labor/materials and amount owed. Legal action to enforce the bond must be filed within 1 year from last furnishing.
Massachusetts Lien Statutes
Official Resources
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