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
- Registry of deeds for the county
- E-recording
- Varies by county
- Ask the recording office whether it accepts electronic recording before you rely on it.
- 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.
Calculate your Massachusetts deadlines
Enter your role and project dates to turn the rules below into calendar dates. For other states, use the mechanics lien deadline calculator.
Choose your role to see which dates you need.
Your deadlines
| Document | Who | Deadline |
|---|---|---|
| Passed |
liens are filed through the courts by an attorney. Get matched with a lien attorney.
We can prepare and record the lien for you before the deadline. Start your lien.
These dates come from the same rules our lien filing service uses. They are not moved for weekends or holidays. Deadlines turn on facts specific to your project. Confirm with counsel before relying on them.
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 registry of deeds for the county. Whether electronic recording is accepted varies by county, so confirm with the recording office and 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
We found no dedicated wrongful-lien penalty in Massachusetts's lien statute. An owner can still ask a court to remove an inflated or baseless lien, so claim only what you are owed.
Practitioner notes for Massachusetts
Massachusetts liens are a recorded, two-step process at the registry of deeds for the county or district where the land lies. First, record a notice of contract. A general contractor and a subcontractor or supplier face the same outside limit: 90 days after the last day labor or materials were furnished, or sooner if the owner records a notice of substantial completion (60 days) or a notice of termination (90 days) (M.G.L. c. 254 §§ 2, 4). Second, record a statement of account giving "a just and true account" of the amount due. It is due by the earliest of 90 days after a notice of substantial completion, 120 days after a notice of termination, or 120 days after last furnishing (§ 8). A lower-tier claimant with no contract with the original contractor should send a notice of identification to the original contractor by certified mail, return receipt requested, within 30 days of starting work, or the lien amount can be limited (§ 4). The lien is dissolved unless a civil action to enforce it is commenced within 90 days after the statement is filed (§ 11). An attested copy of the complaint must also be recorded at the registry within 30 days after the suit starts (§ 5). A mistake in the amount does not void the lien unless the claimant wilfully and knowingly claimed more than is due (§ 11). Registries may ask for an acknowledgment before recording; confirm with counsel and the registry.
These notes summarize the statute as we read it.
Statutory sources: M.G.L. c.254 §§ 4, 8, 11 (and §§2A–2B for substantial completion/termination notices). Read the Massachusetts lien statute. Deadlines turn on facts specific to your project. Confirm with counsel before relying on them.
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.