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Mechanics Lien Deadlines in Massachusetts

In Massachusetts, a notice of contract must be recorded within 90 days after last furnishing labor or materials (earlier if a notice of substantial completion or termination is recorded), a statement of account within 120 days, and a civil action to enforce within 90 days after the statement is filed.

Last checked . General information, not legal advice.

Massachusetts at a glance

Deadline to record lien
90 days (notice of contract), 120 days (statement)
Shorter periods run from a recorded notice of substantial completion (60 and 90 days) or notice of termination (90 and 120 days).
Preliminary notice required
Yes in some cases (lower-tier subs)
A claimant with no direct contract with the general contractor must give a notice of identification within 30 days of starting work, or the lien is capped at what is owed under the upper subcontract.
Deadline to enforce lien
90 days after filing the statement of account
The lien is dissolved unless a civil action is commenced within that period.

Sources

Last checked

The rules in Massachusetts

How long does a contractor have to file a mechanics lien in Massachusetts?

Deadline to record lien in Massachusetts: 90 days (notice of contract), 120 days (statement). Shorter periods run from a recorded notice of substantial completion (60 and 90 days) or notice of termination (90 and 120 days).

Is a preliminary notice required before filing a mechanics lien in Massachusetts?

Yes in some cases (lower-tier subs). Preliminary notice required in Massachusetts: yes in some cases (lower-tier subs). A claimant with no direct contract with the general contractor must give a notice of identification within 30 days of starting work, or the lien is capped at what is owed under the upper subcontract.

How long do you have to foreclose a mechanics lien in Massachusetts?

Deadline to enforce lien in Massachusetts: 90 days after filing the statement of account. The lien is dissolved unless a civil action is commenced within that period.

Where do the Massachusetts mechanics lien deadlines come from?

The rules above come from M.G.L. c. 254, 2, M.G.L. c. 254, 4, M.G.L. c. 254, 8 and M.G.L. c. 254, 11. Each source is linked on this page. We last checked them in October 2026.

Good to know

Subcontractors must also give the owner actual notice of the filing of their notice of contract.

What this means in practice

Deadlines often differ by role. The period for a general contractor who dealt directly with the owner can be different from the period for a subcontractor or supplier, and residential projects can have their own rules. Check which category fits before relying on a single number.

The event that starts the clock matters as much as the length of the period. Depending on the statute, it can be the last day labor or materials were furnished, completion of the project, or the recording of a notice of completion or commencement by the owner. Keeping dated records of the last work performed helps establish the start date.

Recording a lien is not the end of the process. If the debt is not paid, the claimant generally has to file a lawsuit to foreclose the lien within the enforcement period, or the lien expires. When the debt is paid, the owner will usually want a signed lien release recorded so the title is clear.

General information, not legal advice. Laws change, and cities can add their own rules, so check the current statute before you rely on it.