Pennsylvania Mechanics Lien — Deadlines, Laws, and Filing Guide
Pennsylvania mechanics lien law is governed by the Pennsylvania Mechanics Lien Act, 49 P.S. § 1101 et seq. Pennsylvania has a 6-month filing deadline and requires subcontractors to serve a Notice of Intention before filing. This guide covers Pennsylvania lien rights for contractors, subcontractors, and suppliers in 2026.
Pennsylvania Mechanics Lien Deadline
In Pennsylvania, the deadline to file a mechanics lien is 6 months from the last date of furnishing labor or materials. This 6-month deadline applies to contractors, subcontractors, and material suppliers. This is one of the longer lien deadlines in the country.
Pennsylvania Notice of Intention
Pennsylvania subcontractors and sub-subcontractors (not direct contractors) must serve a Notice of Intention to File a Mechanics Lien Claim on the property owner at least 30 days before filing the lien. This notice must be served by personal service or certified mail.
Who Can File a Mechanics Lien in Pennsylvania
Under the Pennsylvania Mechanics Lien Act, the following parties can file a mechanics lien: contractors who have a direct contract with the owner, subcontractors (provided they serve the required Notice of Intention), and material suppliers who contract with the owner or a contractor.
Where to File a Mechanics Lien in Pennsylvania
In Pennsylvania, mechanics liens are filed with the Court of Common Pleas in the county where the project is located. Pennsylvania uses a Court of Common Pleas filing system rather than a County Recorder.
Frequently Asked Questions
What is the deadline to file a mechanics lien in Pennsylvania?
In Pennsylvania, the deadline is 6 months from the last date of furnishing labor or materials.
What is the Notice of Intention in Pennsylvania?
The Notice of Intention is a preliminary notice that Pennsylvania subcontractors must serve on the property owner at least 30 days before filing the lien. Without this notice, subcontractors cannot file a valid mechanics lien.
Where do I file a mechanics lien in Pennsylvania?
File with the Court of Common Pleas in the county where the project is located.