Mechanics lien law
Massachusetts lien deadlines for contractors
Updated · Checked against primary sources
The short answer
In Massachusetts, record a notice of contract no later than 90 days after your last work (sooner if a notice of substantial completion or termination is recorded), then record a statement of account within 120 days after last work. Sue within 90 days after the statement and record an attested copy of the complaint within 30 days of filing suit.
The deadlines
| Step | Rule |
|---|---|
| Preliminary notice: who | Optional Notice of Identification, sent by certified mail, return receipt requested, to the original contractor by a claimant with no direct contract with the original contractor (lower-tier subs and suppliers). |
| Preliminary notice: when | Within 30 days after commencing performance (M.G.L. c. 254, s. 4). (It is not a condition of lien rights. Without it, the lower-tier claimant's lien is capped at the amount due under the subcontract between the original contractor and the subcontractor above it as of the date the claimant files its notice of contract.) |
| File or register the lien | Step 1: record a notice of contract in the registry of deeds no later than the earliest of 60 days after a notice of substantial completion is recorded, 90 days after a notice of termination is recorded, or 90 days after the claimant (or anyone under it) last furnished labor or materials (M.G.L. c. 254, ss. 2, 4). Subcontractors must also give the owner actual notice of the filing. Step 2: record a statement of account no later than the earliest of 90 days after a notice of substantial completion, 120 days after a notice of termination, or 120 days after last furnishing (s. 8). |
| Enforce or perfect it | Commence a civil action in Superior Court or District Court within 90 days after filing the statement of account (s. 11), and record an attested copy of the complaint in the registry of deeds within 30 days after commencing the action (s. 5), or the lien is dissolved. |
Other notices and rules
- A subcontractor's lien cannot exceed the amount due or to become due under the original contract as of the date the subcontractor gives the owner notice of its filing (s. 4).
- Owners may shorten the windows by recording a notice of substantial completion (s. 2A) or notice of termination (s. 2B).
Common questions
- Do I need to send a preliminary notice in Massachusetts?
- Optional Notice of Identification, sent by certified mail, return receipt requested, to the original contractor by a claimant with no direct contract with the original contractor (lower-tier subs and suppliers). Within 30 days after commencing performance (M.G.L. c. 254, s. 4)..
- How long do I have to file a lien in Massachusetts?
- Step 1: record a notice of contract in the registry of deeds no later than the earliest of 60 days after a notice of substantial completion is recorded, 90 days after a notice of termination is recorded, or 90 days after the claimant (or anyone under it) last furnished labor or materials (M.G.L. c. 254, ss. 2, 4). Subcontractors must also give the owner actual notice of the filing. Step 2: record a statement of account no later than the earliest of 90 days after a notice of substantial completion, 120 days after a notice of termination, or 120 days after last furnishing (s. 8).
- How long does a Massachusetts lien last before I have to enforce it?
- Commence a civil action in Superior Court or District Court within 90 days after filing the statement of account (s. 11), and record an attested copy of the complaint in the registry of deeds within 30 days after commencing the action (s. 5), or the lien is dissolved.
General information from the statutes cited below, checked 2026-09-24. Lien law is strict and details depend on your role and contract. Confirm with a construction lawyer in Massachusetts before relying on a deadline.
Where Pavado comes in
How Pavado builds a CRM around your jobs
Lien rights are usually lost to a calendar, not a court. We build CRMs that start each job's notice and lien clocks from its real start and completion dates and remind you before every deadline, so the rights you earned by doing the work are still there when a customer stops paying.
Instead of bending your shop around someone else's software, we build the system around how your jobs actually move, and connect it to what you already use.
- Your pipeline, your stages. From first call to paid invoice, set up the way your team already works.
- Automations for the busywork. Follow-ups, reminders and handoffs that happen without anyone remembering.
- One record per customer. Calls, quotes, jobs, photos and invoices in one place instead of five apps.
- Connected to your stack. QuickBooks or Xero, Gmail or Outlook, payments and e-sign, plus thousands more through Zapier and an API.
- 1.Book a free demo and walk us through how a job moves today.
- 2.We map the workflow and send a scoped proposal, free.
- 3.We build it, connect your tools and get your team using it.
The first conversation and a scoped proposal are free, and we will tell you early if we are not the right fit.
Go deeper
- GuideWhen to File a Construction Lien: 2026 DeadlinesFile while the clock runs: 30 to 60 days in Canada (60 in Ontario), 90 to 180 in most US states, counted from completion. Registering costs $200 to $500.
- GuideCustomer Short Paid the Final Invoice: 5 MovesBefore you chase the balance, decide whether to deposit the cheque. In the US, cashing one marked 'paid in full' can legally erase what you are owed.
- GuideHow to Collect a Contractor Deposit: 5 RulesMake the deposit due 3 to 5 business days before the start date, size it to your upfront spend, and check state caps: California's is $1,000, not $10,000.
- GuideProgress Payment Schedule: 6 Rules That Get PaidEight states cap what you can collect up front. California's limit is $1,000. How to build a draw schedule under your legal ceiling and stay cash positive.
Other states
- USAlabama lien deadlines
- USAlaska lien deadlines
- USArizona lien deadlines
- USArkansas lien deadlines
- USCalifornia lien deadlines
- USColorado lien deadlines
Sources
Cite this page
Pavado, “Massachusetts Lien Deadlines 2026”, https://www.pavadotech.com/lien-deadlines/massachusetts, updated 2026-09-24.