Pennsylvania Mechanics Lien Deadline (2026): 6 Months after Completion for Remodelers
How long a remodeler hired by the homeowner has to record a mechanics lien in Pennsylvania, 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 Pennsylvania
6 months after completion
File with the county court within 6 months after finishing. Fixing defective work does not extend it. Serve the homeowner within 1 month, then file proof within 20 days.
2 years after recording
Sue to get a judgment on the claim within 2 years after filing.
No notice needed
None. The 30-day formal notice applies only to subcontractors.
Check first
The lien is lost if the home sells in good faith before you file. Lien waivers are enforceable on home jobs under $1 million.
Source: 49 P.S. 1301, 1303, 1502, 1701 (Terra Firma Builders v. King (Pa. 2021) quoting 49 P.S. 1502/1701; official Act 52 of 2006 PDF (legis.state.pa.us); FindLaw 49 P.S. 1303)
“within six (6) months after the completion of his work”
Three last days of work, worked
| Last work | Record by | Sue by |
|---|---|---|
| Mar 13, 2026 | Sep 13, 2026 | Sep 13, 2028 |
| Jul 31, 2026 | Jan 31, 2027 | Jan 31, 2029 |
| Nov 20, 2026 | May 20, 2027 | May 20, 2029 |
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.
Pennsylvania lien questions
How long do I have to file a mechanics lien in Pennsylvania?
File with the county court within 6 months after finishing. Fixing defective work does not extend it. Serve the homeowner within 1 month, then file proof within 20 days.
How long does a mechanics lien last in Pennsylvania?
Sue to get a judgment on the claim within 2 years after filing.
Does a contractor need to send a notice before filing a lien in Pennsylvania?
None. The 30-day formal notice applies only to subcontractors.
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.