Massachusetts Mechanics Lien
Deadlines & Filing Rules
Every notice, deadline, and recording requirement for a Massachusetts construction lien, drawn from M.G.L. c.254 §§ 4, 8, 11 (and §§2A–2B for substantial completion/termination notices) and the same rule engine that calculates deadlines for our filing customers.
Massachusetts lien rules at a glance
- Preliminary notice
- Required for every claimant, including the general contractor
- Lien filing deadline
- within 120 days after last furnishing labor or materials
- Notarization
- Required
- The lien claim must be sworn to under oath
- Where to record
- Register of deeds for the county
- E-recording
- Not generally available; plan on paper recording
- Enforcement deadline
- Within 90 days after the lien is recorded
Who can file a mechanics lien in Massachusetts
Lien rights depend on where you sit in the contracting chain. Tenant-ordered improvements can support a lien in Massachusetts.
| Claimant | Lien rights in Massachusetts |
|---|---|
| General contractor (direct contract with the owner) | Yes |
| Subcontractor (hired by the general contractor) | Yes |
| Sub-subcontractor (hired by a subcontractor) | Yes |
| Material supplier to the owner | Yes |
| Material supplier to the general contractor | Yes |
| Material supplier to a subcontractor | Yes |
Massachusetts mechanics lien deadlines
Required for every claimant, including the general contractor. Preliminary notices go to the property owner and the general contractor by certified mail.
Preliminary notice deadline
The notice that preserves lien rights before any payment problem exists.
| Who | Project type | Deadline |
|---|---|---|
| All claimants | All projects | Within 90 days after last furnishing labor or materials |
Mechanics lien filing deadline
The last day the lien can be recorded against the property.
| Who | Project type | Deadline |
|---|---|---|
| All claimants | All projects | Within 120 days after last furnishing labor or materials |
Massachusetts does not require a notice of intent before recording a lien, but sending one is often what gets the invoice paid.
Recording and enforcing a Massachusetts lien
Recording the lien
Record with the register of deeds for the county. Electronic recording is not generally available, so build mailing time into the deadline. The lien must be notarized. The lien claim must be sworn to under oath.
After recording
Massachusetts does not require a separate notice after the lien is recorded, though most claimants send one anyway to prompt payment. To keep the lien alive it must be enforced by lawsuit within 90 days after the lien is recorded.
Wrongful lien exposure
Massachusetts exposes claimants who file an exaggerated or baseless lien to damages. M.G.L. c.254 §11: lien validity can be affected if claimant wilfully and knowingly claims more than due.
Practitioner notes for Massachusetts
Notice of Contract (subs/suppliers) deadline: file/record not later than earliest of (i) 60 days after Notice of Substantial Completion (§2A), (ii) 90 days after Notice of Termination (§2B), or (iii) 90 days after last furnishing by GC or those claiming through GC (M.G.L. c.254 §4). Sub-sub / lower-tier without direct contract with original contractor: lien amount can be limited unless Notice of Identification is sent to the original contractor within 30 days of commencing performance by certified mail RRR (c.254 §4). Statement of Account deadline: file/record not later than earliest of (i) 90 days after Notice of Substantial Completion, (ii) 120 days after Notice of Termination, or (iii) 120 days after last furnishing (c.254 §8). Enforcement: civil action to enforce lien must be commenced within 90 days after filing the §8 statement (c.254 §11). Also, an attested copy of the complaint must be recorded in the registry of deeds within 30 days after commencement of the action (c.254 §5/§11 practice—see guidance); not represented in this sheet.
Statutory sources: M.G.L. c.254 §§ 4, 8, 11 (and §§2A–2B for substantial completion/termination notices). Read the Massachusetts lien statute.
File your Massachusetts mechanics lien
We calculate the Massachusetts deadlines from your project dates, prepare the lien on the correct form, and handle recording. Self-serve from $99, or full service with recording and notices handled for you from $299.
Massachusetts mechanics lien FAQ
How long do I have to file a mechanics lien in Massachusetts?
Do I need to send a preliminary notice in Massachusetts?
Does a Massachusetts mechanics lien need to be notarized?
Where is a mechanics lien filed in Massachusetts?
How long is a Massachusetts mechanics lien valid?
Can a subcontractor file a mechanics lien in Massachusetts?
More Massachusetts lien tools
This page summarizes Massachusetts lien law for general information and is not legal advice. Deadlines depend on your role, project type, and dates; confirm them against the statute or with counsel before relying on them.