Massachusetts Construction Lien FAQ

You must record a MA Statement of Account (lien) within 120 days of your last day of furnishing. Missing either deadline means the lien never comes into existence.

Every lien claimant, including subcontractors and suppliers, must file a Notice of Contract, regardless of whether they contracted directly with the owner. There is no exception based on tier. MA Notice of Contract must be recorded with the Registry of Deeds within 90 days of your last furnishing of labor or materials. If the Notice of Contract is not recorded on time, lien rights are lost. 

Massachusetts Mechanics lien rights are available to general contractors, subcontractors, sub-subcontractors, material suppliers, laborers, and certain design professionals who provide labor or materials to improve private real property. These lien rights do not apply to public projects.

If you miss any Massachusetts lien deadline, your lien rights are permanently lost. Massachusetts does not allow extensions, grace periods, or “close enough” arguments. Courts strictly enforce the statute, even when the owner admits the debt or benefited from the work.

All lien documents are recorded with the Registry of Deeds in the county where the property is located. This includes both the Notice of Contract and the Statement of Account. Filing in the wrong county or registry will invalidate the lien. You can file in person, via mail, or electronically, if available. 

Recording the MA lien is not enough. You must file a lien enforcement (foreclosure) lawsuit within 90 days after recording the Statement of Account. If you do not file suit by that deadline, the lien automatically expires and becomes unenforceable.

Both the Notice of Contract and Statement of Account must accurately state:

• Claimant name and address

• Property owner name

• Hiring party

• Legal description of the property

• Contract amount

• Amount paid and unpaid

• First and last dates of work

• Verification and statutory language

There is no statutory minimum or maximum dollar amount for a Massachusetts mechanics lien. However, the lien amount must be accurate and supported by the contract and work performed. 

Yes. Massachusetts allows multiple contractors, subcontractors, and suppliers to file separate mechanics liens against the same property, provided each claimant independently complies with the notice, filing, and enforcement requirements.

If the customer pays you the full amount owed after you have recorded a lien, you have a legal obligation to formally clear the lien from the property records.

You must prepare and file a Massachusetts Discharge of Lien (or Release of Lien) with the same office where the original lien was recorded.