Pennsylvania mechanic's liens

Who and what this applies to

Qualifying private-property contractor and subcontractor liens under the Mechanics’ Lien Law of 1963.

Thresholds and scope

Section 301 ordinarily requires a claim exceeding $500; a residential-owner-full-payment exception can bar subcontractor liens.

The rules

• Section 501 generally requires a subcontractor’s formal owner notice at least 30 days before filing. On a searchable project of at least $1.5 million with a properly filed Notice of Commencement, §501.3 also requires a Notice of Furnishing within 45 days after first site work or delivery. Source
• Section 502 requires filing within six months after completion of the claimant’s work, owner service within one month after filing, and the service affidavit or acceptance within 20 days after service. Source
• Section 701 generally requires the judgment action within two years after filing unless extended in writing by the owner. Court-rule acceleration and other statutory requirements remain applicable. Source

Deadlines

Subcontractor prefiling notice 30 days; conditional furnishing notice 45 days; filing six months; service one month; proof 20 days; action ordinarily two years.

Primary sources

• 0497..HTM

Sources reviewed 2026-09-30. This guide covers the projects and rules stated above.

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