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A mechanic's lien is a legal document used by contractors, subcontractors, and suppliers to secure payment for work completed on a construction project. Filing a mechanic's lien essentially states that:
- You're owed money for services provided
- You're expecting payment by a specific date
- You'll proceed with litigation if you don't receive payment by that date
While a lien is in place, it restricts the owner from selling, refinancing, or transferring the property without paying you. That pressure makes liens one of the most powerful payment tools available—especially for subcontractors and suppliers.
Mechanic's lien laws vary significantly by state, with different rules governing who can file a lien, what notices are required, and timelines for filing and enforcement. This guide covers the essentials of Massachusetts's mechanic's lien laws to help you protect your right to payment.
Not required
Notice of Identification within 30 days of first furnishing work or materials
Generally not required
Not required
Not required
Not required
Step 1: File a Notice of Contract within the earliest of 60 days after Notice of Substantial Completion filing or 90 days after they or their subcontractors finish work/provide materials
Step 2: File a Statement Of Account (SOA) within the earliest of 90 days after filing Notice of Substantial Completion, 120 days after filing Notice of Termination, or 120 days after the last day of work
Step 1: File a Notice of Contract within the earliest of 60 days after Notice of Substantial Completion is filed, 90 days after Notice of Termination is filed, or 90 days after the last day of work/materials delivery
Step 2: File a Statement of Account (SOA) within the earliest of 90 days after Notice of Substantial Completion is filed, 120 days after Notice of Termination is filed, or 120 days after the last day of work/materials delivery
Step 1: File a Notice of Contract within the earliest of 60 days after Notice of Substantial Completion is filed, 90 days after Notice of Termination is filed, or 90 days after the last day of work/materials delivery
Step 2: File a Statement Of Account (SOA) within the earliest of 90 days after Notice of Substantial Completion is filed, 120 days after Notice of Termination is filed, or 120 days after the last day of work
Within 90 days after filing the SOA
Within 90 days after filing the SOA
Within 90 days after filing the SOA
Amount contract balance, subject to statutory limits
Amount owed under the claimant's contract, subject to statutory limits
Amount owed under the claimant's contract, subject to statutory limits
Mechanic's lien rights in Massachusetts are governed by Massachusetts General Laws, Part III, Title IV, Chapter 254. These laws apply only to private projects. (Public projects cannot be liened in Massachusetts. If you're unpaid on public work, payment disputes are handled through the project's payment bond.)
Unlike many states, Massachusetts requires parties to submit two separate documents to claim a lien: (1) the Notice of Contract and (2) the Statement of Account. Filing dates and required inclusions vary depending on your role in the project, so it's critical to understand how the statutes apply to your specific situation. Let's walk through these details.
In Massachusetts, mechanic's lien rights generally extend to:
- General (original) contractors
- Subcontractors and lower-tier subcontractors
- Material suppliers and equipment, appliance, or tool vendors
- Laborers and workers
- Design professionals (architects, landscape architects, engineers, site professionals, or land surveyors)
- Construction management services included as lienable labor where provided under the statute’s covered contracts (Mass. Gen. Laws ch. 254, §§ 2, 4)
To be eligible for a mechanic's lien in Massachusetts, your work must contribute to the improvement of a real property and fit into the following lienable work scenarios.
Lienable Work in Massachusetts
- Construction, alteration, repair, or removal work on private improvements
- Materials furnished for the improvement
- Rental equipment, appliances, or tools furnished for the improvement
- Subcontractor construction management services
- Design professional “services” relating to a proposed or actual improvement ( architectural work, land surveying, engineering)
- Certain land raising or reclaiming work by dredging (special process)
Non-Lienable Work in Massachusetts
- Work on public property
- Pure supplier-to-supplier transactions where the claimant is not furnishing under a covered written contract chain
Before filing a lien in Massachusetts, make sure you’ve met any notice or preliminary requirements that apply to your role (see table above).
Deadline to File
Massachusetts lien rights are typically perfected through a two-step recording process.
Step 1: Record a Notice of Contract
- General (original) contractors: Record no later than the earliest of:
- 60 days after a recorded Notice of Substantial Completion;
- 90 days after the recorded Notice of Termination; or
- 90 days after the last furnishing by you (or anyone under you) (Mass. Gen. Laws ch. 254, § 2; §§ 2A–2B).
- Subcontractors, suppliers, and laborers: Record no later than the earliest of:
- 60 days after the owner and GC file the Notice of Substantial Completion;
- 90 days after the owner records a Notice of Termination;
- or 90 days after the last day of work/materials delivery.
Step 2: Record a Statement of Account
All roles besides personal laborers are required to submit a Statement of Account no later than the earliest of:
- 90 days after the owner and GC file a Notice of Substantial Completion;
- 120 days after the owner records a Notice of Termination; or
- 120 days after the last furnishing work or materials (Mass. Gen. Laws ch. 254, § 8).
Filing Requirements
General (Original) Contractors
- Filing location: Registry of deeds in the county or registry district where the property is located.
- Notice of Contract must include:
- Date
- Owner’s name
- Claimant’s name
- Description of labor, services, or materials (Mass. Gen. Laws ch. 254 § 2)
- Statement of Account must include:
- Amount of lien claim after all credits have been given
- Brief property description sufficient for identification
- Owner’s name(s) as listed in contract (Mass. Gen. Laws ch. 254 § 8)
- Verification: All NOCs and SOAs must be notarized.
- Filing fee: Yes, but fees vary per register of deeds’ office.
Construction Subcontractors (All Tiers), Suppliers, and Laborers
- Location: Registry of deeds in the county or registry district where the property is based.
- Notice of Contract must include:
- Date
- GC’s name
- Claimant’s name and mailing address
- Owner’s name
- Property description
- Contract price
- Agreed and pending change orders
- Disputed claims
- Payments received (Mass. Gen. Laws ch. 254 § 4)
- Statement of Account must include:
- Amount of lien claim after all credits have been given
- Brief property description sufficient for identification
- Owner’s name(s) as listed in contract (Mass. Gen. Laws ch. 254 § 8)
- Verification: All NOCs and SOAs must be notarized.
- Filing fee: Yes, but fees vary per register of deeds’ office.
Filing a mechanic’s lien preserves your rights, but enforcement is the step that actually forces payment if the dispute isn’t resolved. Thankfully, Massachusetts lien enforcement rules are much more straightforward than the lien filing process itself.
Enforcement Requirements
- Enforcement deadline: Claimants must file a lawsuit to enforce the lien within 90 days after the lien statement’s filing (Mass Gen. Laws ch. 254 §§ 5, 11).
- Filing location: Superior court in the county where the property is located or the district court in the judicial district where the property is located.
- Recording the complaint: After filing a lawsuit to enforce the lien, an attested copy of the complaint must be recorded in the registry of deeds within 30 days, or the lien is dissolved (Mass. Gen. Laws ch. 254, § 5).
- Lien priority: Earlier-recorded mortgages and certain lender advances can take priority over lien claims, so priority disputes are common in enforcement (Mass. Gen. Laws ch. 254, § 7).
Lien Release Requirements
After the lien is resolved, the claimant can remove it from the property by recording a signed notice of dissolution in the registry of deeds. If the lien is not released voluntarily, a court can determine that the lien is invalid or satisfied and order it dissolved (Mass. Gen. Laws ch. 254, §§ 10, 15).
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Massachusetts lien law doesn’t specify if unlicensed contractors can file liens. That said, licensing issues can still create defenses or collection problems outside the lien statute. If licensing is a concern on your job, talk to counsel before relying solely on lien rights.
Yes. All eligible parties can file a mechanic’s lien in Massachusetts, regardless of whether they contract with the owner directly.
Yes, sometimes. If the owner or original contractor records a Notice of Substantial Completion, several lien deadlines begin running from that recorded notice instead of from your last day of work, which can shorten the time you have to file. A recorded Notice of Termination can also trigger earlier lien and enforcement deadlines (Mass. Gen. Laws ch. 254, §§ 2A–2B, 2, 4, 8).
No. Massachusetts mechanic’s lien law does not require a Notice of Intent to Lien before recording lien documents.
Sometimes. If you don’t have a direct contract with the owner or GC (typically subs and suppliers), you may need to submit a preliminary notice—known as a Notice of Identification in Massachusetts—to preserve your lien rights. You must send this document via certified mail to the GC within 30 days of starting work and adhere to the format outlined in Mass. Gen. Laws ch. 254 § 4.
While GCs aren’t required to submit a preliminary notice, they must still record a Notice of Contract within 90 days after last furnishing or earlier if a Notice of Substantial Completion or Notice of Termination is recorded (Mass. Gen. Laws ch. 254, § 2).
Yes, Massachusetts provides a statutory lien waiver form, but its use is limited. It’s intended for GCs and is commonly used for progress and final payments. Other parties (like subs and suppliers) typically use custom waiver forms. For more details, see our comprehensive guide to Massachusetts lien waivers.
In most cases, a Massachusetts mechanic’s lien covers the unpaid amount for labor, materials, and certain equipment or services you furnished to the project under your contract.
For subcontractors and suppliers, lien rights can be affected by the amount owed under the upstream contract at the time required notices are given, which can limit recovery in some situations.
Labor-only claims are treated differently. If you’re filing a “personal labor” lien, the lien is limited to no more than 30 days of work performed in the 90 days before the lien is filed (Mass. Gen. Laws ch. 254, §§ 1, 2, 4).
Often, yes. The standard Massachusetts lien process in Mass. Gen. Laws ch. 254, § 2 (and § 4 for subs and suppliers) is built around a written contract.
Disclaimer: This guide is for informational purposes only and does not constitute legal advice. Always consult with a qualified construction attorney in your state regarding specific legal matters before taking any action that could affect your lien rights.