Pennsylvania Mechanics Lien
Deadlines & Filing Rules

Every notice, deadline, and recording requirement for a Pennsylvania construction lien, drawn from 49 P.S. §§ 1303, 1502, 1701 and the same rule engine that calculates deadlines for our filing customers.

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Pennsylvania lien rules at a glance

Preliminary notice: Not required to preserve lien rights
Lien filing deadline: within 6 months after completion of the project
Notarization: Required; The lien claim must be verified by the claimant
Where to record: Prothonotary (court clerk) for the county
E-recording: Available in participating counties
Enforcement deadline: Within 2 years after the lien is recorded

Who can file a mechanics lien in Pennsylvania

Lien rights depend on where you sit in the contracting chain. Tenant-ordered work can reach the owner's interest in Pennsylvania only where the owner consented to or required the improvements. Pennsylvania does not allow subcontractor liens on owner-occupied residences.

Claimant	Lien rights in Pennsylvania
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

Pennsylvania mechanics lien deadlines

Not required to preserve lien rights.

Calculate your Pennsylvania deadlines

Enter your role and project dates to turn the rules below into calendar dates. For other states, use the mechanics lien deadline calculator.

Your role on the project

Project type

Residential Commercial

Choose your role to see which dates you need.

Document	Who	Deadline
		Passed

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.

Mechanics lien filing deadline

The last day the lien can be recorded against the property.

Who	Project type	Deadline
All claimants	All projects	Within 6 months after completion of the project

Pennsylvania does not require a notice of intent before recording a lien, but sending one is often what gets the invoice paid.

How to file a Pennsylvania mechanics lien

The steps in order, each with the statute behind it. Some steps apply only to certain claimants, and each says so.

1

On searchable projects, file a Notice of Furnishing in the State Construction Notices Directory

If the improvement costs $1.5 million or more and the owner has filed and posted a Notice of Commencement in the Department of General Services' State Construction Notices Directory, every subcontractor must file a Notice of Furnishing in the directory within 45 days after first performing work or first delivering materials to the job site. A subcontractor that fails to substantially comply forfeits its lien right, unless the owner or contractor pressured it not to file.

Mechanics' Lien Law of 1963 (49 P.S. § 1101 et seq.) §§ 201(18), 501.3(b)-(c), 501.6
2

Subcontractors: serve a formal 30-day notice of intention to file

A subcontractor's claim is valid only if, at least 30 days before filing, it gave the owner a formal written notice of intention to file a claim. The notice states the claimant, who hired it, the amount due, the general nature of the labor or materials, the completion date, and a description of the property. Serve it by first-class, registered or certified mail on the owner or agent, by an adult as with a writ of summons, or, failing that, by posting on the property.

49 P.S. § 1501(b.1)-(d) (Act § 501)

Residential projects: A subcontractor has no lien on an owner-occupied (or tenant-occupied) one- or two-unit residence or single townhouse if the owner or tenant paid the full contract price to the contractor (§ 301(b)).
3

Prepare the mechanics' lien claim

Prepare the claim with the contents required by section 503: claimant and whether contractor or subcontractor, owner name and address, completion date, the hiring party and notice dates (for subcontractors), a description of the labor or materials (detailed with prices unless a fixed-sum contract), the amount claimed (more than $500), and a description of the property. The act does not itself require notarization; county practice and the form used may call for a verification.

49 P.S. §§ 1301(a), 1503 (Act §§ 301, 503)
4

File with the prothonotary within 6 months after completing your work

File the claim with the prothonotary (or the county's equivalent court records office) of the court of common pleas in the county where the property lies, within six months after completion of your own work. Completion means the last labor or materials your contract required. The prothonotary enters it on the judgment index and mechanics' lien docket. Most large counties accept civil e-filing.

49 P.S. §§ 1201(13), 1502(a)(1), (b), 1507 (Act §§ 201, 502, 507)
5

Serve notice of the filing on the owner within one month

Within one month after filing, serve the owner with written notice of the filing, giving the court, term, number and filing date. Service is by an adult in the same manner as a writ of summons in assumpsit, or by posting on the property if that fails. Then file an affidavit of service (or the owner's acceptance of service) within 20 days after service. Missing either deadline is grounds to strike the claim.

49 P.S. § 1502(a)(2), (c) (Act § 502)
6

Start an action on the claim within 2 years

Commence an action to obtain judgment on the claim within two years after filing, unless the owner extends the time in writing. A verdict or judgment must be obtained within five years after filing, or the claim is lost. Procedure follows the Rules of Civil Procedure.

49 P.S. § 1701(b), (d) (Act § 701)

What the mechanics' lien claim must contain

Pennsylvania law requires the mechanics' lien claim to include the following (49 P.S. §§ 1301(a), 1503 (Act §§ 301, 503)).

Name of the claimant and whether it files as contractor or subcontractor
Name and address of the owner or reputed owner
Date of completion of the claimant's work
For a subcontractor: the name of the person it contracted with and the dates the formal notice of intention (and any preliminary notice) were given
For a contractor under a fixed-sum contract: identification of the contract and a general statement of the labor or materials
In all other cases: a detailed statement of the labor or materials furnished and the prices charged for each
The amount claimed to be due (must exceed $500)
A description of the improvement and the property sufficient to identify them

The act lists contents but prescribes no wording and no state form. Section 503 does not require notarization; whether a verification is expected is a county-practice and form question (unconfirmed). The Notice of Furnishing form is prescribed in § 501.3(b)(3).

Download a blank Pennsylvania lien claim form

The Mechanics' Lien Claim our filing service prepares, with every field left blank. PDF, free, no sign-up. Fill in your own facts and check them against the list above before you sign.

Recording and enforcing a Pennsylvania lien

Recording the lien

Record with the prothonotary (court clerk) for the county. Electronic recording is available in participating counties. The lien must be notarized. The lien claim must be verified by the claimant.

After recording

A copy of the recorded lien must be served on the property owner within 30 days of recording. To keep the lien alive it must be enforced by lawsuit within 2 years after the lien is recorded.

Wrongful lien exposure

We found no dedicated wrongful-lien penalty in Pennsylvania'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 Pennsylvania

Pennsylvania's Mechanics' Lien Law of 1963 governs private construction liens. A claim must be more than $500. Contractors hired by the owner and subcontractors, including second-tier subcontractors and suppliers to a contractor or first-tier subcontractor, can file. Suppliers to a supplier cannot. The claim is filed with the prothonotary of the court of common pleas where the property is located, within 6 months after the claimant completes its own work (Act 497, sections 201 and 502). Completion means the last labor or materials the claimant's contract required, so small punch-list work may not extend the date; confirm with counsel. A subcontractor must give the owner formal written notice of intention to file at least 30 days before filing (section 501). Within one month after filing, the claimant must serve notice of the filing on the owner, and must file an affidavit of service within 20 days after service, or the claim can be struck (section 502). On projects costing $1.5 million or more where the owner has filed a notice of commencement in the State Construction Notices Directory, subcontractors must file a notice of furnishing there within 45 days after first furnishing (section 501.3). Subcontractors generally cannot lien a one- or two-family home or townhouse the owner lives in once the owner has paid the contractor in full (section 301). An action on the claim must be started within 2 years after filing, unless the owner extends the time in writing, and judgment must be obtained within 5 years after filing (section 701). A claimant who fails to mark a paid claim satisfied within 30 days of a written request can face a court-set penalty up to the claim amount (section 704).

These notes summarize the statute as we read it.

Statutory sources: 49 P.S. §§ 1303, 1502, 1701. Read the Pennsylvania lien statute. Deadlines turn on facts specific to your project. Confirm with counsel before relying on them.

Where to file in Pennsylvania

Pennsylvania lien claims are filed with the prothonotary of the county court of common pleas, not the recorder of deeds. Some counties now call that office the office of judicial records. Fees vary widely by county, from $25.25 to $259 in the counties below, and all ten accept e-filing.

The 10 most populous Pennsylvania counties, the office that takes liens in each, whether it accepts e-filing, and the fee it publishes. Liens on property in any other county go to that county's office.

County	Office	E-filing	Fee
Philadelphia	First Judicial District, Office of Judicial Records - Civil (formerly the Prothonotary), Court of Common Pleas Office of Judicial Records - Civil, Room 284 City Hall, Philadelphia, PA 19107	Yes Through First Judicial District Civil Electronic Filing System	Filing of a lien as a first filing: $116.69 (includes $25.00 electronic filing fee); fees effective November 12, 2025. Fee schedule
Allegheny	Allegheny County Department of Court Records, Civil/Family Division Department of Court Records, Civil/Family Division, City-County Building, 414 Grant Street, First Floor, Pittsburgh, PA 15219-2469	Yes Through Department of Court Records e-filing (dcr.alleghenycounty.us)	Mechanics' Lien Claim: $102.75 (prices include a $10 satisfaction fee when applicable). Fee schedule
Montgomery	Montgomery County Prothonotary Montgomery County Prothonotary, P.O. Box 311, Norristown, PA 19404-0311	Yes Vendors not listed online	Mechanics Lien Claim: $37 in person or by e-filing (fee schedule effective January 1, 2026). A Complaint in Mechanics Lien is $304.50. Fee schedule
Bucks	Bucks County Prothonotary Bucks County Prothonotary, Bucks County Justice Center, 100 North Main Street, Doylestown, PA 18901	Yes Through Bucks County Prothonotary E-Filing and Web Viewer	Liens - Mechanics, Federal, Commonwealth or Certified Copy Incoming: $33.00 (paper or e-file), effective January 1, 2026. Fee schedule
Delaware	Delaware County Office of Judicial Support (Civil Division) Office of Judicial Support, Government Center, Room 127, 201 W. Front St., Media, PA 19063	Yes Through Delaware County E-Filing (delcopa.gov/ojs/efile)	Mechanics Lien: $25.25 (civil filing fee schedule effective January 1, 2026). Fee schedule
Lancaster	Lancaster County Prothonotary Lancaster County Prothonotary, Lancaster County Courthouse, 50 N. Duke St., P.O. Box 83480, Lancaster, PA 17608	Yes Through File & ServeXpress	Mechanics Lien Claim: $181.50 ($120.50 initial filing fee, $0.50 tax, $41.25 JCS/ATJ, $14.25 final costs, $5.00 PAF); fee bill effective December 1, 2025. Fee schedule
Chester	Chester County Prothonotary Chester County Prothonotary, Chester County Justice Center, Suite 1425, 201 West Market Street, P.O. Box 2746, West Chester, PA 19380-0989	Yes Through Chester County E-Filing (chesco.org/3512/E-Filing)	Mechanic's Lien: $37.50 (fee schedule effective January 1, 2026). Fee schedule
York	York County Prothonotary York County Prothonotary, York County Judicial Center, 45 N. George Street, York, PA 17401	Yes Through York County civil e-filing portal	Mechanics claim (charged as commencement of a new action): $259.00; fees effective January 1, 2026. Fee schedule
Berks	Berks County Prothonotary Prothonotary's Office, Berks County Courthouse, 2nd Floor, 633 Court Street, Reading, PA 19601	Yes Vendors not listed online	Mechanics Liens or Municipal Liens: $60.00 (fee bill effective September 28, 2026; satisfaction fee not included). Fees include $15.00 e-filing fees. Fee schedule
Lehigh	Lehigh County Clerk of Judicial Records, Civil Division Clerk of Judicial Records, Civil Division, Lehigh County Courthouse, Room 122, 455 W. Hamilton Street, Allentown, PA 18101-1614	Yes Through Odyssey File & Serve (Tyler)	Fee not published online; ask the office.

Collected from each office's website on October 2, 2026. Fees and filing methods change. Confirm them with the office before you file.

Recent changes to Pennsylvania lien law

We found no enacted change to the Pennsylvania lien statute since 2022. The items below are pending and are not law yet.

HB 1319 (2025-26): rented equipment as lienable 'materials' (pending, not enacted)

Pending, not law

Would amend the definition of materials to include rented equipment reasonably necessary for the improvement. Passed the House 116-87 on July 7, 2025; referred to the Senate Judiciary Committee July 24, 2025, its last action. Not law.

HB 1319, 2025-2026 Regular Session

Rental equipment lien rights before the Supreme Court (Cleveland Brothers)

Pending, not law

In November 2024 the Superior Court held that unpaid rental charges for equipment not incorporated into the improvement are not lienable 'materials.' The Supreme Court granted allowance of appeal in April 2025; no decision was found. Case law, not a statute change.

Cleveland Brothers Equipment Co. (Pa. Super. 2024), allocatur granted April 23, 2025

Sources for this page (14)

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Pennsylvania mechanics lien FAQ

How long do I have to file a mechanics lien in Pennsylvania?

The Pennsylvania lien must be recorded within 6 months after completion of the project. The same deadline applies to every claimant.

Do I need to send a preliminary notice in Pennsylvania?

No. Pennsylvania does not require a preliminary notice to preserve lien rights, although sending one is still an effective way to get paid before a lien becomes necessary.

Does a Pennsylvania mechanics lien need to be notarized?

Yes. The lien must be notarized before it is recorded. The lien claim must be verified by the claimant.

Where is a mechanics lien filed in Pennsylvania?

With the prothonotary (court clerk) for the county. Electronic recording is available in participating counties, which typically cuts the turnaround to a day or two.

How long is a Pennsylvania mechanics lien valid?

A Pennsylvania lien must be enforced through a foreclosure lawsuit within 2 years after the lien is recorded. If no suit is filed by then, the lien expires and can no longer be used to force payment.

Can a subcontractor file a mechanics lien in Pennsylvania?

Yes. Subcontractors have lien rights in Pennsylvania, and so do sub-subcontractors.

Can a supplier to a supplier file a mechanics' lien in Pennsylvania?

No. Only contractors and subcontractors have lien rights. A subcontractor includes a supplier to the contractor and a second-tier party that contracts with a subcontractor who is in privity with the contractor. Anyone further down, including a supplier to a materialman, cannot claim a lien, even if its materials went into the job. Source: 49 P.S. §§ 1201(5), 1303(a) (Act §§ 201, 303).

Can I file a mechanics' lien on a public project in Pennsylvania?

No. The act allows no lien for labor or materials furnished for a purely public purpose. On public work, unpaid subcontractors and suppliers usually look to the prime contractor's payment bond under the Public Works Contractors' Bond Law of 1967 instead, which has its own notice and suit deadlines. Source: 49 P.S. § 1303(b) (Act § 303); 8 P.S. § 191 et seq.

What if the work was ordered by a tenant?

The lien reaches the tenant's leasehold interest. It does not reach the owner's fee interest just because the owner consented to the tenant's work, unless the owner signed a writing stating the work was for the owner's immediate use and benefit. Source: 49 P.S. § 1303(d) (Act § 303).

Is there a minimum amount for a Pennsylvania mechanics' lien?

Yes. Every improvement is subject to a lien only if the amount of the claim is more than $500, not counting amounts set by apportionment among several buildings under section 306(b). A claim of $500 or less cannot be filed as a mechanics' lien, so smaller debts must be collected through a contract suit or other means. Source: 49 P.S. § 1301(a) (Act § 301).

Can the owner contest a lien claim in Pennsylvania?

Yes. Any party may file preliminary objections showing the property is exempt from lien or the claim does not conform to the act, and the court decides them, taking evidence if facts are disputed. The owner can also have the claim discharged by depositing its amount with the court, or approved security, while the dispute continues. Source: 49 P.S. §§ 1505, 1510 (Act §§ 505, 510).

How is a paid Pennsylvania lien released?

After payment or other discharge, the claimant must enter satisfaction on the record, upon payment of the costs. If the claimant fails to do so within 30 days after a written request, the court may order the claim satisfied and impose a penalty on the claimant of up to the amount of the claim. Source: 49 P.S. § 1704 (Act § 704).

More Pennsylvania lien tools

Bordering states

This page summarizes Pennsylvania 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.