Massachusetts Mechanics Lien Deadline (2026): 90 Days after Last Work for Remodelers
How long a remodeler hired by the homeowner has to record a mechanics lien in Massachusetts, what notice comes first, and the deadline to sue, worked on three dates.
Not legal advice. General information from each state's lien statute, checked Oct 29, 2026, for a contractor hired directly by the owner of an existing home. Dates are calendar arithmetic; some states move a deadline that lands on a weekend or holiday and some don't, and a recorded notice of completion or commencement can change the clock. Before you rely on a date, check with a construction attorney in your state.
The rule in Massachusetts
90 days after last work
Record a notice of contract within 90 days of last work, sooner if a substantial completion notice is recorded. Record a statement of account within 120 days of last work.
90 days after recording
Sue within 90 days after filing the statement of account, or the lien dissolves.
Written contract required
None. You need a written contract, and you secure the lien by recording a notice of contract.
No special rule
None in the lien law. Owner-occupied 1 to 4 unit jobs follow the home improvement contractor contract rules.
Source: M.G.L. c. 254, 2, 8, 11 (Official malegislature.gov General Laws c. 254 sections 2, 8, 11)
“ninety days after such person or any person by, through or under him”
Three last days of work, worked
| Last work | Record by | Sue by |
|---|---|---|
| Mar 13, 2026 | Jun 11, 2026 | Sep 9, 2026 |
| Jul 31, 2026 | Oct 29, 2026 | Jan 27, 2027 |
| Nov 20, 2026 | Feb 18, 2027 | May 19, 2027 |
Suit dates assume you record the lien on its last day; record earlier and a suit deadline that runs from recording comes earlier. Dates are calendar arithmetic and aren't moved off weekends or holidays.
Massachusetts lien questions
How long do I have to file a mechanics lien in Massachusetts?
Record a notice of contract within 90 days of last work, sooner if a substantial completion notice is recorded. Record a statement of account within 120 days of last work.
How long does a mechanics lien last in Massachusetts?
Sue within 90 days after filing the statement of account, or the lien dissolves.
Does a contractor need to send a notice before filing a lien in Massachusetts?
None. You need a written contract, and you secure the lien by recording a notice of contract.
Compare other states
How we checked
We read each state's mechanics lien statute on the legislature's site, for a contractor hired directly by the homeowner on an existing home. Two independent research passes covered all 50 states and DC, and a third reviewer checked the result. Where a state's own site would not load, the row names the copy we read. Last checked .
This guide explains the general rule. It is not legal advice.