Massachusetts Mechanic’s Lien Lawyer

A mechanic’s lien lets an unpaid contractor, subcontractor or supplier secure payment against the real estate it improved. Massachusetts lien law, G.L. c. 254, is powerful but unforgiving: every step has a deadline, the forms are prescribed by statute, and a single missed date can dissolve the lien. Muggeo & Associates represents contractors, subcontractors and suppliers who need to perfect and enforce liens, and property owners and lenders who need to challenge or remove them.

For Contractors, Subcontractors and Suppliers

Deadline review as soon as a payment problem appears, before the first recording deadline passes.
Notices of contract and statements of account prepared in the statutory form and recorded at the correct registry of deeds or Land Court registry district.
Notices of identification for lower-tier subcontractors and suppliers, which protect the full lien amount.
Lien enforcement lawsuits filed within 90 days of the statement of account, with the complaint recorded within 30 days.
Related claims for breach of contract, quantum meruit, Chapter 93A and payment bond claims.
Lien waivers and payment applications reviewed so you do not give up rights before you are paid.

For Property Owners and Lenders

Challenging defective liens that were recorded late, in the wrong form, for the wrong property or for more than is owed.
Notices of substantial completion and termination, which shorten the time contractors have to record liens.
Dissolving liens by bond under Section 14 so a sale or refinance can close.
Summary discharge of liens that were never properly perfected or enforced.
Defending lien lawsuits, including counterclaims for defective or incomplete work. See our construction defect page.
Lien waiver programs requiring partial waivers with each payment and final waivers at completion.

Key Massachusetts Mechanic’s Lien Steps

Written contract: A lien under Chapter 254 generally requires a written contract with the owner or with a contractor or subcontractor on the project.
Notice of contract: Recorded no later than the earliest of 60 days after a notice of substantial completion is recorded, 90 days after a notice of termination is recorded, or 90 days after the last day of work or materials.
Notice of identification: Lower-tier subcontractors and suppliers without a direct contract with the general contractor should send this notice by certified mail within 30 days after starting work. Without it, their lien may be capped at what is owed under the subcontract above them.
Statement of account: Recorded no later than the earliest of 90 days after a notice of substantial completion is recorded, 120 days after a notice of termination is recorded, or 120 days after the last day of work or materials.
Lawsuit: Filed within 90 days after the statement of account is recorded, with an attested copy of the complaint recorded within 30 days after filing.
Public projects: Liens generally do not attach to public property. Payment on public projects is usually pursued through payment bond claims under separate statutes with their own deadlines.

See our Massachusetts mechanic’s lien deadlines guide for a step-by-step explanation.

Mechanic’s Lien Resources

Serving Salem and the North Shore

We handle lien matters in Salem, Peabody, Beverly, Lynn, Marblehead, Gloucester, Newburyport, Danvers and throughout Massachusetts. See all areas we serve.

Frequently Asked Questions

Who can file a mechanic’s lien in Massachusetts?

Contractors, subcontractors, suppliers, equipment lessors and certain design professionals who furnished labor, materials, equipment or professional services under a written contract to improve private real property, under G.L. c. 254. Liens generally cannot be placed on property owned by the Commonwealth or a city, town or county.

What is the first deadline?

A notice of contract must be recorded at the registry of deeds no later than the earliest of 60 days after a notice of substantial completion is recorded, 90 days after a notice of termination is recorded, or 90 days after the last day labor or materials were furnished.

How long do I have to sue to enforce the lien?

A lawsuit to enforce the lien generally must be filed within 90 days after the statement of account is recorded, and an attested copy of the complaint must be recorded within 30 days after filing. Missing either step dissolves the lien.

How can a property owner remove a mechanic’s lien?

An owner can challenge a lien that was not perfected on time or exceeds the amount owed, ask the court to dissolve it, or record a surety bond in the amount of the lien under Section 14 to dissolve the lien against the property while the dispute continues.

Can I waive my lien rights in my contract?

Generally no. Section 32 voids contract provisions that waive lien rights in advance, with limited exceptions such as partial waivers given in exchange for payment and statements of amounts due.

Unpaid on a project, or facing a lien on your property? Contact Muggeo & Associates or call (978) 741-1177. Lien deadlines are short and strictly applied, so call early. Our Salem office serves clients across the North Shore and Massachusetts.

This page is general information, not legal advice. Lien rights depend on the contract, the property, the parties and strict statutory deadlines. Contacting the firm does not create an attorney-client relationship. Prior results do not guarantee future outcomes. Last reviewed November 2026.