Unpaid on a Montgomery County job? LevelSet Collections prepares, files and serves Montgomery County mechanics liens for contractors and subcontractors on jobs in King of Prussia, Norristown, Lansdale, Abington, Lower Merion, Horsham, Pottstown and the rest of the county. We have filed more than 1,100 liens since 2020, with one all-inclusive price for the whole Montgomery filing.
Quick answer: A Montgomery County mechanics lien is a claim filed with the Montgomery County Prothonotary, the civil clerk of the Court of Common Pleas in Norristown, not with the Recorder of Deeds. The Prothonotary’s e-filing system takes filings until 11:59 p.m. on the deadline day. Claims are due 6 months after you finish. See the full Pennsylvania deadlines and statutes.
Where Montgomery County liens are filed
Montgomery County lien claims are filed with the Prothonotary, Noah Marlier, the elected civil clerk of the Court of Common Pleas. The office records civil filings before the court, and its list of filings includes mechanics liens along with judgments and federal tax liens. It has offices at 425 Swede Street in Norristown and 102 N. York Road, Suite 302, in Willow Grove, open 8:30 a.m. to 4:00 p.m. weekdays.
The Prothonotary’s e-filing system accepts civil filings around the clock, and anything filed by 11:59 p.m. still meets that day’s deadline. Filings by mail and through the drop box in the Norristown Courthouse lobby are also accepted. We handle the filing for you, so the drive to Norristown and the mail don’t eat into the 6-month window.
The Recorder of Deeds, Jeanne Sorg, is a separate office that records deeds, mortgages and other land records and runs a Public Access System and fraud protection program. A lien claim belongs with the Prothonotary, not the Recorder.
Finding the legal owner and legal description in Montgomery County
The county’s property record search, run by the Board of Assessment Appeals, finds properties by parcel number or street address. Since June 17, 2022 it no longer searches by owner name, so we start from the job address, get the parcel number and owner of record there, and then pull the deed from the Recorder of Deeds.
That deed gives us the legal description for the claim, and the Prothonotary’s civil case search lets us check for other liens or judgments already filed against the property.
Municipalities we file in across Montgomery County
Montgomery County has 62 boroughs and townships and no cities. Norristown Borough is the county seat, and the list includes Abington, Cheltenham, Lower Merion, Upper Merion, Horsham, Plymouth, Whitemarsh, Upper Dublin and Montgomery townships and Lansdale, Pottstown, Conshohocken, Ambler, Jenkintown and Hatboro boroughs.
Addresses don’t always match municipalities. King of Prussia is in Upper Merion Township, and Blue Bell is in Whitpain Township. Just over the line, Phoenixville and West Chester are in Chester County, Doylestown and Bensalem are in Bucks County, and Philadelphia is its own county, so we check the parcel before filing.
Montgomery work runs from office, lab and retail projects around King of Prussia and the Route 202 and Pennsylvania Turnpike corridors to warehouses, apartments and townhome communities in the central and northern townships, plus renovations on older homes along the Main Line.
What sinks liens in Montgomery County
- Taking it to the Recorder of Deeds. The Recorder records deeds. The lien claim is a court filing with the Prothonotary.
- Searching by owner name. The county property search stopped allowing owner searches in 2022. Start from the address or parcel number.
- A missed Notice of Furnishing on a directory project. On private projects of $1.5 million or more listed on the state Construction Notices Directory, subs and suppliers had 45 days after first working on site.
- A King of Prussia address on the wrong municipality. The claim has to describe the property correctly, and King of Prussia is in Upper Merion Township.
- No affidavit of service. It’s due within 20 days after the owner is served. See the Pennsylvania deadline table.
How LevelSet handles a Montgomery County lien
- Intake. You tell us the job address, the full contract chain, what you’re owed, your completion date and whether the job is on the Construction Notices Directory.
- Statutory form. We get the parcel and owner from the county property search, pull the deed from the Recorder of Deeds, send the 30-day formal notice for subs, and prepare the lien claim.
- Notarization. Matt Rush, as agent for the claimant, signs and verifies the claim before a notary.
- Recording. We file it with the Montgomery County Prothonotary.
- Service. The owner is served with notice of the filing within one month, the general contractor gets a copy, and we file the affidavit of service within 20 days.
Example: a Montgomery County deadline walk-through
Example: A mechanical subcontractor first works on site on February 2 at a King of Prussia office project worth more than $1.5 million that is listed on the Construction Notices Directory, so its Notice of Furnishing was due March 19 (45 days). It finishes on August 14, so its claim has to be filed with the Prothonotary by February 14 (6 months), with the 30-day formal notice to the owner out by January 15.
Too late for a Montgomery County lien?
Missing the 6 months ends the lien, not the debt. We pursue unpaid Montgomery County construction invoices through construction collections on contingency, 10% to 33%; no collection, no fee.
Other Pennsylvania counties we file in
Philadelphia County · Allegheny County
Our Pennsylvania mechanics lien page has every Pennsylvania notice and filing deadline with statute citations. We handle liens in all 67 counties.
Pricing
Liens $199 to $500, including recording fees, notarizing and serving. Pre-lien notices $100. Typical turnaround 2 business days. No minimum. Call (469) 694-8003, Monday through Friday, 8am to 7pm.
Frequently asked questions
Where do you file a Montgomery County, PA mechanics lien?
With the Montgomery County Prothonotary, 425 Swede Street, Norristown, or its Willow Grove office at 102 N. York Road, Suite 302, or by e-filing.
What is the e-filing deadline in Montgomery County?
The Prothonotary’s e-filing system accepts filings 24/7, and anything filed by 11:59 p.m. still meets that day’s deadline.
Why can’t I find the owner by name in the Montgomery County property search?
Since June 17, 2022, the county’s property record search only searches by parcel number or street address, for privacy reasons.
Is a King of Prussia job a Montgomery County lien?
Yes. King of Prussia is in Upper Merion Township, in Montgomery County. Phoenixville and West Chester are in Chester County.
This page is general information, not legal advice. LevelSet Collections is not a law firm; we prepare and file liens and notices as agent for the claimant. Deadlines change and depend on the facts of your job. We'll check your dates against the statute before filing. Lien laws are constantly changing. Contact us for the most up-to-date information.
Owed money on a Montgomery County job?
Liens $199 to $500 with filing, notarizing and serving included. Filed with the Prothonotary, usually in 2 business days. Call (469) 694-8003.
