Pennsylvania Mechanics Lien Laws

6 months from last work. Lien must be served on owner within 30 days of filing. Residential contractor must give 30-day written notice before filing. 2 years to enforce.

Step-by-step guide for Pennsylvania

1. 1

   Confirm your lien rights

   Verify you hold a valid contract, are properly licensed (if Pennsylvania requires it), and that the work was on private property. Public projects require a payment bond claim, not a lien.

2. 2

   Preliminary notice (not required in this state)

   Pennsylvania does not require a preliminary pre-lien notice for most claimants, though some project types may have additional requirements. Sending a courtesy notice is still good practice.

3. 3

   Track your deadline from last day of work

   Your lien must be recorded within 180 days of your last furnishing of labor or materials. Mark the calendar the day you finish work — this clock does not stop.

4. 4

   Prepare the lien document

   Your lien claim must include: claimant name and address, property owner name, property description (legal description or address), amount claimed, description of labor/materials, and dates of first and last furnishing.

5. 5

   Notarization (not required in this state)

   Pennsylvania does not require notarization.

6. 6

   File with the Prothonotary

   Record your lien with the Prothonotary in the county where the property is located. Filing fee is typically $75–$175. Request a file-stamped copy for your records.

7. 7

   Serve a copy on the property owner

   Most states require you to mail or personally serve a copy of the filed lien on the property owner within a short window of recording. Check Pennsylvania rules for exact timing and method of service.

8. 8

   Enforce by month 24

   If the debt remains unpaid, you must file a lawsuit to foreclose on the lien within 24 months of recording. If you miss this deadline, the lien expires and the cloud on title is removed without payment.