Pennsylvania Construction Lien Guide
Deadlines • Notices • Filing Requirements • Step-By-Step Instructions
Pennsylvania mechanics lien rights are governed by the Pennsylvania Mechanics’ Lien Law of 1963 (49 P.S. §1101 et seq.).
If you provide labor, materials, or improvements to real property in Pennsylvania, this guide explains the deadlines, notice requirements, required forms, and the exact steps to file a PA mechanics lien.
In Pennsylvania, Mechanics Lien, Construction Lien, and Claim for Lien refer to the same statutory process.
LET’S LEARN THE BASICS ABOUT PENNSYLVANIA CONSTRUCTION LIEN:
⭐ Who Can File a Pennsylvania Lien in Michigan?
Michigan gives lien rights to anyone who improves real property, including:
General contractors
Subcontractors
Sub-subcontractors
Material suppliers
Laborers
Equipment lessors
Restoration contractors
Architects, engineers
If you furnish labor, materials, equipment, or professional services, towards improving real property, you likely have lien rights under Michigan law.
⭐ Pennsylvania Lien Deadlines (Critical)
LIEN IT OR LOSE IT! Pennsylvania construction lien deadlines are strict.
Here are the two biggest deadlines contractors must know.
Deadline #1: to File a Pennsylvania Mechanics Lien (Claim of Lien)
In Pennsylvania, you have to file the lien within 6 months of your last day furnishing labor, materials, or services.
If you miss the 6 month window → your lien will be invalid and unenforceable.
Deadline #2: to Enforce a Pennsylvania Mechanics Lien
After recording your construction lien, you must enforce it by filing suit, within 2 years of the lien recording date. This is done by starting the foreclosure process against the property.
If you don’t file a foreclosure lawsuit within 2 years of the recording date, the lien automatically expires.
Before you can file a Pennsylvania construction lien, you must understand whether a Preliminary Notice is required. This notice protects your lien rights and is mandatory for most subcontractors and suppliers.
⭐ Pennsylvania Preliminary Notice Requirements
A Preliminary Notice, is a legal document and it serves one purpose:
To let the property owner, general contractor, and other required parties know that you are providing labor, materials, or services to the project.
It protects your lien rights by formally notifying the parties involved that you’re on the job and may file a lien if you’re not paid.
Who Must Send a Pennsylvania Preliminary Notice?
Subcontractors
Sub-subcontractors
Material suppliers
Labor providers
Who Does NOT Need a Pennsylvania Notice of Furnishing?
Contractors who have a direct contract with the property owner, typically a GC.
Pennsylvania Preliminary Notice Deadline:
You must send the Preliminary Notice within 45 days of your first day of furnishing labor or materials.