Mechanic's Lien Guide
Pennsylvania Mechanic's Lien Guide
Lien deadlines, notice requirements, and filing procedures for contractors, subcontractors, and suppliers in Pennsylvania.
Pennsylvania Lien Deadlines
Preliminary Notice
45 daysNotice of Furnishing required if the project has a Notice of Commencement that has been filed and is registered in the PA Construction Notices Directory (mostly private residential over $1.5M). Due within 45 days of first furnishing. Best practice is to send in case you cannot find the Notice of Commencement.
Intent to Lien
30 days prior to lien filingThis notice is a mandatory step for subcontractors and suppliers on all projects. You must serve a formal written notice of your intention to file a lien on the owner at least 30 days before you file your lien claim.
Mechanic's lien
6 monthsMust be filed within 6 months of last work. Service of the notice of filing of claim shall be made by an adult in the same manner as a writ of summons in assumpsit, or if service cannot be so made then by posting upon a conspicuous public part of the improvement. After serving the owners with the lien, an affidavit of service must then be filed with the Prothonotary's office within 20 days of that service. Enforcement must be initiated within 2 years of lien filing. Mechanic's liens cannot be extended in Pennsylvania.
Calculate your Pennsylvania 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.
Pennsylvania 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
45 days from first furnishing (Notice of Furnishing, only on projects over $1.5M where a Notice of Commencement was filed)
Enter project dates to calculate
Notice of Intent to Lien
30 days before filing the lien
Enter project dates to calculate
Mechanics Lien Filing
6 months from last furnishing
Enter project dates to calculate
Enforcement (foreclosure)
2 years from date of filing the lien
Calculated once you record the lien
Pennsylvania Lien Guide
Preliminary Notice & Notice of Intent
Preliminary Notice: A Notice of Furnishing is required for subcontractors and suppliers in Pennsylvania. Notice of Intent to Lien: Not required by law, but often used as a final warning and best practice.
Who Can File a Mechanic's Lien
Contractors, subcontractors, and suppliers are entitled to mechanic's lien rights in Pennsylvania.
Who Gets the Notice
Notice is given to the Pennsylvania State Construction Notices Directory and the project owner.
Information Required
Information needed to file a mechanic's lien in Pennsylvania includes: - Project owner's name - Description of the property - Amount owed - Description of the work or materials - Claimant's information
Pennsylvania Public Works
In Pennsylvania, a mechanic's lien on public works projects is not available. Subcontractors, second-tier subcontractors, and suppliers can file suit on a payment bond. Notice of Claim should be sent to the prime contractor and public entity (or surety) within 90 days of last furnishing labor or materials. The claim must be made in writing and should include the amount due and the project description. Legal action to enforce must be filed at least 90 days after your last day of furnishing or labor and within 1 year of your last day of furnishing or labor .
Pennsylvania Lien Statutes
Official Resources
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