Massachusetts Mechanic Lien Deadlines

All Claimants — 90-Day Statement of Account Deadline

All claimants in Massachusetts, including general contractors, subcontractors, and material suppliers, must file a Statement of Account with the appropriate registry of deeds within 90 days after the cessation of work on the project. The Statement of Account is the Massachusetts equivalent of a mechanic lien claim.

The Statement of Account must include the amount claimed, a description of the labor or materials furnished, the property description, and the names of the parties involved. The statement must be verified under oath.

Prerequisites to Filing — Notice of Contract / Notice of Identification

Before filing a Statement of Account, general contractors must have recorded a Notice of Contract within 60 days of executing the written contract. Subcontractors and suppliers must have filed a Notice of Identification within 60 days of first furnishing. These preliminary notices are mandatory prerequisites to a valid mechanic lien.

If the required preliminary notice was not timely filed, the Statement of Account may be invalid and unenforceable. Claimants should verify compliance with all notice requirements before proceeding with the mechanic lien filing.

Cessation Date Determination

The 90-day filing period runs from the date of cessation of work, not from the date of completion of the overall project. Cessation occurs when the claimant stops furnishing labor or materials. Minor punch list items or warranty work may not extend the cessation date.

Disputes over the cessation date can significantly affect mechanic lien rights. Claimants should carefully document the last date they furnished labor or materials to support their filing timeline.

Filing & Recording Requirements

The Statement of Account must be recorded with the registry of deeds in the county where the property is located, or with the land court for registered land. A copy of the filed statement should be served on the property owner. Claimants should confirm recording and retain proof of filing.