Pennsylvania Notice Requirements

General Contractors — Residential vs. Commercial Notice

Under Pennsylvania's Mechanics' Mechanic Lien Law of 1963, general contractors on commercial projects are not required to serve a preliminary notice before filing a mechanic lien. However, on residential projects, general contractors must ensure compliance with notice provisions that protect homeowners from unexpected mechanic lien claims.

General contractors should maintain detailed records of all contracts, change orders, and correspondence to support any future mechanic lien claim. While no formal preliminary notice is required for commercial work, best practices dictate early documentation of the contractual relationship.

Subcontractors & Suppliers — Notice of Furnishing (Residential)

Subcontractors and material suppliers who do not have a direct contract with the property owner must serve a formal Notice of Furnishing within 30 days of first furnishing labor or materials to a residential property. This notice alerts the property owner that the subcontractor or supplier is providing work or materials on the project and may have mechanic lien rights.

Failure to serve the Notice of Furnishing within the 30-day deadline on residential projects may result in the loss of mechanic lien rights. The notice must identify the claimant, describe the nature of the work or materials, and identify the property and the parties involved.

Commercial Projects — No Preliminary Notice Required

For commercial construction projects in Pennsylvania, neither general contractors nor subcontractors are required to serve a preliminary notice as a prerequisite to filing a mechanic lien. This is a significant distinction from residential projects, where the Notice of Furnishing is mandatory for subcontractors and suppliers.

Despite the absence of a formal preliminary notice requirement for commercial projects, all claimants should maintain thorough documentation of their furnishing dates, contract terms, and payment history to support a valid mechanic lien claim if needed.

Public Works — Bond Claim Notice (8 P.S. §193)

On public works projects in Pennsylvania, mechanic liens cannot be filed against public property. Instead, claimants must pursue bond claims under the Public Works Contractors Bond Law (8 P.S. §193). Subcontractors and suppliers who do not have a direct contract with the general contractor must provide written notice to the general contractor within 90 days of last furnishing labor or materials.

This notice must be served by certified mail or personal delivery and must identify the claimant, the nature and value of the labor or materials furnished, and the project. Failure to provide timely notice may bar the bond claim.

Service Methods & Best Practices

All Pennsylvania construction mechanic lien notices should be served by certified mail, return receipt requested, or by personal delivery with documented proof of receipt. Maintaining a detailed log of all notices sent, including dates, recipients, and delivery confirmations, is essential for protecting mechanic lien and bond claim rights.