Massachusetts Mechanics Lien Statutes: Deadlines, Venues & Citations
Where Massachusetts liens are filed and enforced
A Massachusetts mechanics lien is filed with the Registry of Deeds in the county where the project sits — 90 days from statement of account. Filing in the wrong county does not perfect the claim, which matters on projects that straddle county lines. Those are two different clocks against two different offices, and Massachusetts claimants lose rights far more often by missing the second one than the first.
Massachusetts deadlines by claimant role
For subcontractors and suppliers: Preliminary notice — 30 days from first furnishing (M.G.L. c. 254, § 4); Record the lien — 90 days from last furnishing (M.G.L. c. 254, § 2); file suit — 90 days from lien recorded (M.G.L. c. 254, § 11); bond notice — 65 days from last furnishing (M.G.L. c. 149, § 29); file suit — 1 years from last furnishing (M.G.L. c. 149, § 29); miller act notice — 90 days from last furnishing (40 U.S.C. § 3133(b)(2)). For general contractors: Record the lien — 90 days from last furnishing (M.G.L. c. 254, § 2). Every window runs from the claimant's own dates, not the unpaid invoice date.
Rules specific to Massachusetts
REQUIRED FOR SUBS: Record 'Notice of Contract' with the Registry of Deeds within 30 days of first furnishing. Without this, sub loses lien rights. Also serve on owner. Prime contractor must record statement of lien within 90 days of last furnishing of labor or materials. Record statement of lien within 90 days of last furnishing. Must have filed Notice of Contract first. CRITICAL: File suit to enforce lien within 90 days of recording — one of the shortest windows in the US. Do not delay after recording. Written notice within 65 days of last furnishing on public works projects (Massachusetts Little Miller Act). No mechanic's lien on public property. File suit on payment bond within 1 year of last furnishing. Second-tier claimants only. No notice = no bond claim. File no sooner than 90 days AND no later than 1 year.
How Massachusetts notices must be served
Massachusetts requires nub — Notice of Contract + NUB. Accepted delivery for the notices tracked here: Record with Registry of Deeds; Certified Mail, Return Receipt Requested. Service runs to the Registry of Deeds. Keep the proof of service in the project file — Massachusetts disputes over whether a notice was properly served are decided on that documentation.
Public projects in Massachusetts
No lien attaches to public property in Massachusetts. On public state local and public federal work the remedy is a payment bond claim instead — bond notice within 65 days of last furnishing, served on the Prime Contractor and Surety (M.G.L. c. 149, § 29). 4 public-project deadlines are tracked for Massachusetts.
Massachusetts statute citations
The Massachusetts deadlines above come from M.G.L. c. 254, § 4, M.G.L. c. 254, § 2, M.G.L. c. 254, § 11, M.G.L. c. 149, § 29, 40 U.S.C. § 3133(b)(2), 40 U.S.C. § 3133(b)(1), M.G.L. c. 149, § 29E, M.G.L. c. 149, § 29F, M.G.L. c. 254, § 14, M.G.L. c. 254, § 32. Statutes are amended periodically — verify current text before relying on any date, and consult a licensed Massachusetts construction attorney on a specific project.
Frequently Asked Questions
How long do you have to file a mechanics lien in Massachusetts?
90 days — Statement of Account. The filing goes to the Registry of Deeds in the project's county. See M.G.L. c. 254, § 2. The clock runs from the claimant's own last furnishing or completion, not the invoice date.
Where do you file a mechanics lien in Massachusetts?
With the Registry of Deeds in the county where the property is located. Recording in the wrong county does not perfect the lien.
Does Massachusetts require a preliminary notice?
Yes — NUB. Notice of Contract + NUB. Accepted service includes Record with Registry of Deeds.
How long do you have to enforce a Massachusetts mechanics lien?
90 days — From Statement of Account. A recorded lien left unenforced past that window generally expires and can expose the claimant to slander-of-title risk if it stays on record.
Does Massachusetts allow a stop notice?
Yes. Massachusetts claimants can serve a stop notice within 0 days of last furnishing on the Construction Lender (M.G.L. c. 254, § 14). It reaches project funds rather than the real property, and can run in parallel with the lien.