Step 1 — Send the Pennsylvania Preliminary Notice
In Pennsylvania, Subcontractors and suppliers must send a Notice of Furnishing IF:
The project is listed in the PA Construction Notices Directory
You do not have a direct contract with the owner
You want to preserve lien rights
Is the project listed in the PA Construction Notices Directory?
→ If YES: send Notice of Furnishing within 45 days
→ If NO: proceed to lien filing steps
GCs do not need to send a NOF
Step 2 — Prepare the Pennsylvania Mechanics Lien Form
Your Pennsylvania Mechanics Lien should contain the following information:
Owner’s name
Claimant’s name & address (you)
Legal property description
First and last furnishing dates
Contract price
Amount paid
Amount unpaid
Description of labor/materials
Verification under oath
Contractor name (if claimant is a sub)
Step 3 — Record the Pennsylvania Mechanics Lien with the County Register of Deeds
You must file the claim of Lien in the Court of Common Pleas of the county where the property is located and pay the filing fee.
Filling options vary by county:
In person
By mail
Electronically (varies by county)
Step 4 — Serve the Recorded Pennsylvania Mechanics Lien on the Owner
You must serve the property owner with a copy of the filed lien within 30 days of recording it. In Pennsylvania, service should be completed by the sheriff, as this is the preferred and most reliable method under state practice. Once service is completed, you must then file an Affidavit of Service within 20 days.Failing to properly serve the lien, or failing to file the Affidavit of Service on time, can result in the lien being deemed invalid.
Step 5 — Enforce the Pennsylvania Mechanics Lien If You Remain Unpaid
If you have not been paid after filing the Pennsylvania Mechanics Lien, keep track of when your recorded the lien. If unpaid, you must file a foreclosure action within 2 years of filing the lien.