Massachusetts Mechanic’s Lien Deadlines Guide

A step-by-step guide to perfecting, enforcing and challenging mechanic’s liens under G.L. c. 254. Deadlines run from the earliest triggering event and are strictly enforced. For help with a specific project, see our mechanic’s lien lawyer page.

Who is protected by the Massachusetts mechanic’s lien law?

General contractors with a written contract with the owner (Section 2), and subcontractors, suppliers and lower-tier parties with a written contract with a contractor or subcontractor on the project (Section 4). Equipment lessors and certain design professionals can also have lien rights.

What is a notice of contract?

A statutory form recorded at the registry of deeds that identifies the parties, the property and the contract. It must be 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 labor or materials were furnished.

What is a notice of identification?

A notice that lower-tier subcontractors and suppliers send to the general contractor by certified mail, return receipt requested, within 30 days after starting work. Without it, a lower-tier lien may be limited to the amount due under the subcontract above it when the notice of contract is filed.

What is a statement of account?

A sworn statement of the amount due, recorded at the registry of deeds. It must be 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 labor or materials were furnished.

When must the lien lawsuit be filed?

Within 90 days after the statement of account is recorded. An attested copy of the complaint must also be recorded at the registry within 30 days after filing. If either deadline is missed, the lien is dissolved.

What is a notice of substantial completion?

A notice recorded by the owner and general contractor once the work is substantially complete, meaning it can be used for its intended purpose. It starts shorter deadlines for recording liens, which helps owners clear title.

What is a notice of termination?

A notice the owner records when the construction contract is terminated before substantial completion, and serves on the contractor and lien claimants. It also starts the lien deadlines running.

How can an owner dissolve a lien before the case ends?

By recording a bond from an authorized surety in the amount of the lien under Section 14 and serving it on the claimant. The claimant then looks to the bond instead of the property. Owners can also ask the court to dissolve liens that were not properly perfected or enforced.

Can a subcontractor lien a homeowner who already paid the general contractor?

A subcontractor’s lien is generally limited by what the owner still owes under the original contract when the subcontractor’s notice of contract is recorded and the owner receives notice. Owners who pay in full before receiving notice usually have more protection, but the rules are technical.

Can lien rights be waived?

Section 32 generally voids agreements that waive or subordinate lien rights in advance. Permitted exceptions include partial waivers and subordinations given in exchange for payment, statements of amounts due or paid, and dissolutions of recorded liens.

Does a lien guarantee payment?

No. A lien secures the claim against the property, but recovery still depends on the amount owed, the owner’s defenses, other liens and mortgages, and the property’s value. Lien claims are usually combined with contract and other claims.

Can I lien public property?

Generally no. Mechanic’s liens do not attach to property owned by the Commonwealth or a city, town, county or district. On public projects, unpaid parties usually rely on payment bond claims, which have their own notice and filing deadlines.

Deadline Summary

• Notice of identification (lower tiers): within 30 days after starting work.
• Notice of contract: earliest of 60 days after notice of substantial completion, 90 days after notice of termination, or 90 days after last work.
• Statement of account: earliest of 90 days after notice of substantial completion, 120 days after notice of termination, or 120 days after last work.
• Lawsuit: within 90 days after recording the statement of account.
• Record the complaint: within 30 days after filing.

Need a lien recorded, enforced or removed? 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.