Pennsylvania gives you 6 months after your last work to file, but subs have to send a formal notice 30 days before filing, so in practice subs need to act by about month 5. After filing, there's a separate service step that has its own deadlines.
Quick answer: File with the prothonotary within 6 months of your last work. Subs send the owner a formal notice of intent at least 30 days before filing. Serve the owner within 1 month after filing and file proof of service within 20 days after that. Start enforcement within 2 years.
Pennsylvania lien deadlines at a glance
| Step | Who | Deadline |
|---|---|---|
| Notice of Furnishing (large Directory projects only) | Subs and suppliers | 45 days after first furnishing |
| Formal notice of intent | Subs | At least 30 days before filing |
| Lien claim | Contractors and subs | 6 months after last work or materials |
| Serve owner / file affidavit of service | Everyone | 1 month after filing / 20 days after service |
| Start enforcement action | Everyone | 2 years after filing (judgment within 5 years) |
Who can file a lien in Pennsylvania
Only contractors (direct contract with the owner) and subcontractors (hired by the contractor, or by a sub hired by the contractor) can lien. Third-tier subs and suppliers to a sub-sub have no lien rights. The claim must be more than $500.
Notices before the lien
Usually there's no preliminary notice. The exception is large projects on the State Construction Notices Directory: if the owner files a Notice of Commencement there, subs and suppliers must file a Notice of Furnishing on the Directory within 45 days after first furnishing.
Subs must give the owner a formal written notice of intent at least 30 days before filing the lien. It doesn't extend the 6-month deadline.
Filing the lien
File the lien claim with the prothonotary in the county where the property sits within 6 months after you last furnished labor or materials. If the owner gets a court "rule to file," a sub may have only 30 days from service of that rule to file.
Residential jobs
On residential projects, a sub can't lien if the owner already paid the GC in full, and partial payment reduces the lien. On many residential jobs, subs' lien rights can also be waived in advance.
After you file
Within 1 month after filing, serve written notice of the filing on the owner (personally, or by posting on the property if that fails). Within 20 days after service, file an affidavit of service with the court, or the lien can be stricken. You must start an action to enforce within 2 years of filing and get a judgment within 5 years.
Mistakes that cost Pennsylvania contractors their lien
- A sub filing without the 30-day formal notice, or sending it too late to file within 6 months.
- Serving the owner but never filing the affidavit of service within 20 days.
- Third-tier claimants assuming they can lien when they can't.
Missed the deadline or the lien didn't pay?
The debt doesn't go away when lien rights do. The party that hired you still owes you, and we can pursue it through construction collections on contingency, 10% to 33%, with no charge if we don't collect. Here's what you can still do.
Still in your window? We prepare, file and serve Pennsylvania liens, usually in about 2 business days. Start a lien →
Frequently asked questions
How long do I have to file a mechanics lien in Pennsylvania?
6 months after your last work or delivery of materials. Subs must send a formal notice at least 30 days before filing.
Can a supplier to a subcontractor file a lien in Pennsylvania?
A supplier to a first-tier sub can. Suppliers and subs further down the chain generally can't.
How long does a Pennsylvania lien last?
You must start an enforcement action within 2 years of filing and get a judgment within 5 years.
This article is general information, not legal advice. LevelSet Collections is not a law firm. Deadlines are based on the Pennsylvania Mechanics' Lien Law of 1963, 49 P.S. § 1101 et seq. as of October 2026, and lien laws change. Confirm your dates for your specific job. Sources: ALFA Construction Compendium: Pennsylvania, Dilworth Paxson: What's new in PA's Mechanics' Lien Law.
Owed money on a Pennsylvania job?
Liens from $199, filed in about 2 business days. Call (469) 694-8003.
