MA Gen. Laws ch. 254, §§ 1 et seq.Preliminary Notice Required

Massachusetts Mechanics Lien Law

Did work on a construction project in Massachusetts and didn't get paid? A mechanics lien is your strongest legal tool to collect. This guide covers everything — who can file, what notices you need to send, and when your deadlines are — in plain English, not lawyer-speak.

Preliminary Notice

60 days (NIC)

Notice of Contract required

Lien Filing Deadline

90 days

From substantial completion, termination, or last furnishing

Enforcement Period

90 days

To file foreclosure suit

Project Types

All Projects

Understanding Massachusetts Mechanics Lien Law

If you've done construction work in Massachusetts and haven't been paid, you have the legal right to file a mechanics lien under MA Gen. Laws ch. 254, §§ 1 et seq.. A mechanics lien is a claim against the property you improved — it prevents the owner from selling or refinancing until your payment is resolved.

Massachusetts uses a preliminary notice system. This means before you can file a lien, you must first send a document called the “Notice of Contract” within 90 days of when you first start working or delivering materials. Think of this as registering your involvement on the project — it's not a threat, it's a required legal step. If you skip it or send it late, you could lose your right to file a lien entirely.

Who Can File a Mechanics Lien in Massachusetts?

Nearly anyone who contributes to a construction project can file a lien if they're not paid. This includes general contractors, subcontractors (electricians, plumbers, roofers, etc.), material suppliers (lumber, concrete, fixtures), equipment rental companies, laborers, architects and engineers, and surveyors. You don't need a direct contract with the property owner — even if you're several layers down the payment chain, Massachusetts law likely protects your right to get paid. The specific rules (like notice deadlines) vary by your role, so check the details below.

How a Mechanics Lien Protects You

A mechanics lien is one of the most powerful payment tools in construction — it puts a legal claim on the property itself. That means the owner can't easily sell, refinance, or get a clear title until your payment is resolved. In many cases, filing a lien typically motivates payment without going to court. To protect your lien rights, file on time and follow Massachusetts's notice requirements. That's what this guide covers.

Massachusetts Preliminary Notice Requirements

Required: Notice of Contract

You must send this notice within 90 days of first furnishing labor or materials. Sending it on time keeps your lien rights active and all your options open.

Who Must Receive the Notice?

Make sure every required party receives notice — this keeps your filing valid and your rights protected. Here's who needs to receive the Notice of Contract in Massachusetts, based on your role:

Your RoleMust Notify
General ContractorNo preliminary notice required
SubcontractorProperty Owner
Material SupplierProperty Owner
LaborerProperty Owner
Equipment Rental CompanyProperty Owner
Architect / Engineer / SurveyorProperty Owner

Accepted Delivery Methods in Massachusetts

Use an approved method to make sure your notice holds up. Massachusetts accepts these methods:

Certified Mail — Sent via USPS with a signed receipt proving delivery. This is the most commonly used method because it provides clear proof.

Personal Delivery — Hand-delivered directly to the recipient. Get a signed acknowledgment.

Massachusetts Lien Filing & Enforcement Deadlines

Lien Filing Deadline

90 days

Measured from: substantial completion, termination, or last furnishing. If you miss this deadline, you lose the right to file a lien on the project.

Enforcement Deadline

90 days

After filing your lien, you have this long to file a lawsuit (foreclosure action) to enforce it. If you don't, the lien expires.

Key Rules for Massachusetts

Lower-tier subs/suppliers must provide Notice of Identification to GC within 30 days

Section 4 Notice of Contract required for subs/suppliers

Verified complaint must be filed within 90 days of statement of account

Attested copy of complaint must be recorded within 30 days of filing

Official Massachusetts Resources

These are official state government websites where you can look up statutes, verify contractor licenses, and search business registrations.

State Legislature

Look up Massachusetts lien statutes and laws

Massachusetts Legislature

Contractor Licensing

Verify licenses and check requirements

Massachusetts Division of Professional Licensure

Secretary of State

Business entity search and registration

Massachusetts Secretary of the Commonwealth

Find Massachusetts Lien Law by County

Select your county to see how Massachusetts's mechanics lien requirements apply to projects in your area.

14 counties found

BarnstableBerkshireBristolDukesEssexFranklinHampdenHampshireMiddlesexNantucketNorfolkPlymouthSuffolkWorcester

Massachusetts Mechanics Lien FAQ

Common questions about mechanics liens in Massachusetts, answered in plain English.

In plain English: a mechanics lien is your legal right to get paid for construction work. If you did work on a building or property in Massachusetts and the person who owes you money won't pay, you can place a lien — essentially a legal "hold" — on that property. This means the property owner can't easily sell or refinance until your bill is settled. If they still refuse to pay, you can go to court to force the sale of the property to collect what you're owed. In Massachusetts, this protection comes from MA Gen. Laws ch. 254, §§ 1 et seq.. It exists because construction is unique — you can't exactly repossess the plumbing you installed or the foundation you poured. Nearly anyone who works on a project (contractors, subs, suppliers, laborers, architects, engineers) can use this protection.
Yes. Massachusetts requires you to send a document called a "Notice of Contract" to protect your right to file a lien later. This is a "preliminary notice" — meaning you send it early, within 90 days of when you start working on (or delivering materials to) the project. It's not a threat or a sign of distrust — it's simply a required legal step that lets everyone on the project know you're involved and expect to be paid.
You have 90 days from substantial completion, termination, or last furnishing to file your mechanics lien with the county recorder's office. This is a hard deadline — if you miss it, you lose your right to file a lien on that project entirely. For example, if you finish work on a project in March and the deadline is 90 days, start counting from your last day of work (or last material delivery) and make sure your lien is filed and recorded before that window closes. Pro tip: mark this date on your calendar the day you start a project and set reminders well in advance.
Under MA Gen. Laws ch. 254, §§ 1 et seq., the following people and companies can file a mechanics lien in Massachusetts if they're not paid for work on a construction project: general contractors (the main company hired by the property owner), subcontractors (plumbers, electricians, roofers, HVAC techs, etc. hired by the GC), sub-subcontractors (companies hired by subs), material suppliers (lumber yards, concrete companies, fixture suppliers), equipment rental companies (cranes, excavators, scaffolding), laborers and workers, architects and engineers who design the project, and surveyors. The key thing to understand: you don't need a direct contract with the property owner to file a lien. Even if you're three layers down the payment chain (the owner hired a GC, who hired a sub, who hired you), you likely still have lien rights in Massachusetts. However, the specific notice requirements and deadlines vary depending on your role — subcontractors and suppliers typically have extra steps that general contractors don't.
Massachusetts requires you to use one of these approved delivery methods: Certified Mail, Personal Delivery. Certified mail is the most commonly used method because it provides a receipt proving the notice was sent and delivered — this proof is important if there's ever a dispute. Using the wrong delivery method can make your notice legally invalid, so always stick to the approved methods. Keep copies of all delivery receipts and tracking information.
Who you need to notify depends on your role on the project. If you're the general contractor, you typically don't need to send a preliminary notice. If you're a subcontractor (hired by the GC or another sub), you need to notify: the property owner. Material suppliers must notify: the property owner. Laborers typically follow the same rules as subcontractors and must notify: the property owner. Equipment rental companies follow material supplier rules and must notify: the property owner. Design professionals (architects, engineers, surveyors) must notify: the property owner. Missing even one required recipient can weaken or invalidate your lien rights.
After you file a mechanics lien, it doesn't automatically get you paid — it's just a legal claim against the property. To actually collect, you need to "enforce" the lien by filing a lawsuit (called a foreclosure action) in court. In Massachusetts, you must file this lawsuit within 90 days after recording the lien. If you don't file suit in time, the lien expires and you lose that leverage. The good news is that most liens get resolved through payment or negotiation before going to court — the lien itself is often enough motivation for the property owner to pay.
Yes, Massachusetts mechanics lien laws cover both residential projects (homes, apartments, condos) and commercial projects (offices, retail spaces, warehouses). However, the rules can differ between the two. Residential projects often have extra protections for homeowners, while commercial projects may have different deadlines or notice requirements. Always check whether your specific project has any special rules under MA Gen. Laws ch. 254, §§ 1 et seq..

Here's the process step by step, with why each step matters:

Step 1 — Send the required "Notice of Contract" to all required parties. WHY: This preserves your legal right to file a lien later. Skip it and you could lose everything.

Step 2 — Document everything: keep records of your contract, invoices, delivery tickets, and communications about nonpayment. WHY: If this goes to court, your records are your evidence.

Step 3 — Prepare your lien claim with your name, the property address, description of work performed, dates of first and last work, and the exact amount owed. WHY: Errors in the lien document can get the whole thing thrown out.

Step 4 — File the lien claim at the county recorder's office (small recording fee, usually $10-$75) within the 90 days deadline. WHY: This is the legal moment your claim attaches to the property — miss the deadline and you lose the right entirely.

Step 5 — Send a copy of the filed lien to the property owner. WHY: Many disputes resolve right here — owners take liens very seriously because they cloud the property title and block sales and refinancing.

Step 6 — If still not paid, file a lawsuit (foreclosure action) within 90 days. WHY: The lien expires if you don't enforce it. But most cases settle before this stage.

Massachusetts uses a "preliminary notice" system. In plain terms, this means you need to send a heads-up letter (the "Notice of Contract") EARLY in the project — within 90 days of when you start working or delivering materials. Think of it like registering your involvement. This notice isn't confrontational — it's standard practice and smart business. It simply puts everyone on notice that you're contributing to the project and expect to be paid. Without it, you could lose your right to file a lien later.
Massachusetts has some important rules that can trip people up: (1) Lower-tier subs/suppliers must provide Notice of Identification to GC within 30 days. (2) Section 4 Notice of Contract required for subs/suppliers. (3) Verified complaint must be filed within 90 days of statement of account. (4) Attested copy of complaint must be recorded within 30 days of filing. These details matter — overlooking any of them could affect your ability to get paid. When in doubt, consult MA Gen. Laws ch. 254, §§ 1 et seq. or speak with a construction attorney in Massachusetts.
The full text of Massachusetts's mechanics lien law is found in MA Gen. Laws ch. 254, §§ 1 et seq.. You can read it for free on the Massachusetts Legislature website. While the legal language can be dense, it's the definitive source for all requirements. For licensing questions, contact the Massachusetts Division of Professional Licensure. For business registration, check the Massachusetts Secretary of the Commonwealth.
LienGrid takes the complexity out of Massachusetts mechanics lien compliance. Instead of tracking deadlines manually, figuring out who needs to receive notices, and worrying about using the right legal language, LienGrid handles it all automatically. The platform generates your Notice of Contract with the correct statutory language, tracks all your deadlines, identifies every required recipient, sends notices via approved delivery methods, and alerts you before any deadline expires. It's like having a lien compliance expert on your team for every project. Start a free trial to see how it works.

Lien Laws in Neighboring States

Connecticut →New Hampshire →New York →Rhode Island →Vermont →
View Massachusetts Preliminary Notice Requirements
Content reviewed by LienGrid's compliance team|Last reviewed: March 2026

This information is for general guidance only and does not constitute legal advice. Massachusetts laws change frequently — always verify current requirements and consult a licensed attorney in the relevant jurisdiction before taking legal action. LienGrid makes every effort to keep this information accurate, but we cannot guarantee completeness or currency.

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