Mechanics Lien Deadlines in Pennsylvania
Pennsylvania's Mechanics' Lien Law of 1963 lets contractors and subcontractors perfect a lien by filing a claim within six months after completing their work and commencing an action to obtain judgment within two years of filing.
The Mechanics' Lien Law of 1963 governs how contractors and subcontractors secure payment for labor and materials furnished to improve Pennsylvania property. The statute sets out who may claim a lien, the notice a subcontractor must give before filing, the deadline to file the claim after completing the work, and the deadline to bring an action to obtain judgment on that claim. The provisions below are drawn directly from the Act of Aug. 24, 1963, P.L. 1175, No. 497, as codified at 49 P.S.
Filing and enforcing a mechanics lien in Pennsylvania
Under the Mechanics' Lien Law of 1963, a lien secures the debts due by the owner to the contractor, or by the contractor to any of his subcontractors, for labor or materials furnished to the improvement. 1
The statute allows a lien only in favor of a contractor or subcontractor, and no lien is allowed for any other person who furnishes labor or materials to an improvement. 2
To perfect a lien, a claimant must file the claim with the prothonotary within six months after completing the work. 3
The claimant must also serve written notice of the filing on the owner within one month after filing the claim. 4
To enforce the claim, an action to obtain judgment upon the claim filed must be commenced within two years from the date of filing unless the owner extends the time in writing. 5
A contractor or subcontractor may waive the right to file a claim against residential property through a written instrument signed by the claimant. 6
Sources
Under the Mechanics' Lien Law of 1963, a lien secures the debts due by the owner to the contractor, or by the contractor to any of his subcontractors, for labor or materials furnished to the improvement.
No lien is allowed in favor of any person other than a contractor or subcontractor, as defined in the act, even if that person furnishes labor or materials to an improvement.
To perfect a lien, a claimant must file the claim with the prothonotary within six months after the completion of the claimant's work.
The claimant must serve written notice of the filing of the claim upon the owner within one month after filing.
An action to obtain judgment upon a claim filed must be commenced within two years from the date of filing unless the owner extends the time in writing.
A contractor or subcontractor may waive the right to file a claim against residential property by a written instrument signed by the claimant.
Frequently asked questions
- How long do I have to file a mechanics lien claim in Pennsylvania?
- The Mechanics' Lien Law of 1963 requires a claimant to file the claim with the prothonotary within six months after the completion of the work, as stated in 49 P.S. 1502.
- How long do I have to enforce a Pennsylvania mechanics lien once the claim is filed?
- Under 49 P.S. 1701, an action to obtain judgment upon a claim filed must be commenced within two years from the date of filing, unless the owner extends the time in writing.
- Does a subcontractor have to give notice before filing?
- Yes. Under 49 P.S. 1501, a subcontractor's claim is not valid unless the subcontractor gives the owner a formal written notice of intention to file the claim at least thirty days before the claim is filed.
- Who may claim a mechanics lien in Pennsylvania?
- The statute allows a lien only in favor of a contractor or subcontractor, as defined in the act, and 49 P.S. 1303 provides that no lien is allowed for any other person who furnishes labor or materials to an improvement.
Last reviewed August 4, 2026
This page is general information about state law, not legal advice. Laws change, and how they apply depends on the facts of your situation.