Massachusetts Mechanic Lien Law: Complete Guide
Your Complete Guide to Mechanic Lien Rights Under M.G.L. c.254 §1 et seq. — Private Works, Notice of Contract & Public Project Bond Claims
Massachusetts mechanic lien deadline table with toggles for project type and claimant type.
Massachusetts Preliminary Notice & Mechanic Lien Deadlines
Select your project type and role to see the deadlines that apply to you.
Prime Contractor — In privity with the property owner
Record a Notice of Contract in the registry of deeds to preserve lien rights.
Must be recorded by the earliest of: 60 days after recording of a Notice of Substantial Completion, 90 days after recording of a Notice of Termination, or 90 days after last furnishing labor or materials.
Best practice is to record the Notice of Contract shortly after the written contract is executed, not at the deadline.
Record a Statement of Account in the registry of deeds after the Notice of Contract is recorded.
Must be recorded by the earliest of: 90 days after recording of a Notice of Substantial Completion, 120 days after recording of a Notice of Termination, or 120 days after last furnishing labor or materials.
Commence an action to enforce the lien within 90 days after recording the Statement of Account. Missing this deadline dissolves the lien.
Preliminary Notice
Record a Notice of Contract in the registry of deeds to preserve lien rights.
Must be recorded by the earliest of: 60 days after recording of a Notice of Substantial Completion, 90 days after recording of a Notice of Termination, or 90 days after last furnishing labor or materials.
Best practice is to record the Notice of Contract shortly after the written contract is executed, not at the deadline.
Mechanic Lien
Record a Statement of Account in the registry of deeds after the Notice of Contract is recorded.
Must be recorded by the earliest of: 90 days after recording of a Notice of Substantial Completion, 120 days after recording of a Notice of Termination, or 120 days after last furnishing labor or materials.
Enforcement
Commence an action to enforce the lien within 90 days after recording the Statement of Account. Missing this deadline dissolves the lien.
Massachusetts Mechanic Lien Law Overview
Massachusetts construction mechanic lien rights are governed by M.G.L. c.254 §1 et seq. This statutory framework provides mechanic's lien rights to contractors, subcontractors, and material suppliers who furnish labor or materials for the improvement of real property in the Commonwealth of Massachusetts. The statute establishes a unique system of notice and filing requirements that differs significantly from most other states.
Massachusetts requires general contractors to record a Notice of Contract within 60 days of executing a written contract. Subcontractors and suppliers must file a Notice of Identification within 60 days of first furnishing labor or materials. These preliminary notices are essential prerequisites to preserving mechanic lien rights and must be properly recorded with the registry of deeds or land court.
All claimants must file a Statement of Account (the equivalent of a mechanic lien) within 90 days after the cessation of work on the project. Massachusetts has uniquely short enforcement deadlines: a dissolution action may be brought by the owner within 30 days of the mechanic lien filing, and the claimant must enforce the mechanic lien within 90 days after filing or the mechanic lien may be dissolved.
For public works projects, M.G.L. c.149 §29 governs bond claims. Claimants must provide notice within 65 days of last furnishing labor or materials, and suit must be filed between 90 days and 1 year after last furnishing. National Lien & Bond provides attorney-backed compliance and recovery services to help Massachusetts construction professionals protect their payment rights.
Topics on This Page
Massachusetts Mechanic Lien Law: Key Topics
Navigate the critical compliance areas for Massachusetts construction mechanic lien law.
Notice Requirements
Notice of Contract within 60 days (GC); Notice of Identification within 60 days of first furnishing (subs/suppliers); both recorded with registry of deeds
Mechanic Lien Deadlines
Statement of Account within 90 days after cessation of work for all claimants under M.G.L. c.254 §1 et seq.
Mechanic Lien Enforcement Deadlines
Dissolution within 30 days or enforcement within 90 days of filing; public works bond claims between 90 days and 1 year after last furnishing
Frequently Asked Questions
What statute governs mechanic liens in Massachusetts?
Mechanic's liens in Massachusetts are governed by M.G.L. c.254 §1 et seq. Public works bond claims are governed by M.G.L. c.149 §29.
Is a preliminary notice required to file a mechanic lien in Massachusetts?
Yes. General contractors must record a Notice of Contract within 60 days. Subcontractors and suppliers must file a Notice of Identification within 60 days of first furnishing.
What is the deadline to file a mechanic lien in Massachusetts?
All claimants must file a Statement of Account within 90 days after the cessation of work on the project under M.G.L. c.254 §1 et seq.
How does Massachusetts mechanic lien law differ from other states?
Massachusetts uses a Notice of Contract and Notice of Identification system, requires a Statement of Account instead of a traditional mechanic lien claim, and has uniquely short enforcement deadlines of 30 days (dissolution) and 90 days (enforcement).
What are the notice requirements for Massachusetts public works bond claims?
Claimants must provide written notice within 65 days of last furnishing labor or materials. Suit must be filed between 90 days and 1 year after last furnishing under M.G.L. c.149 §29.
What is the deadline to file suit to enforce a Massachusetts construction mechanic lien?
The claimant must commence enforcement within 90 days after filing the Statement of Account. A dissolution action may be brought within 30 days. For public works bond claims, suit must be filed between 90 days and 1 year.