Construction liens exist to ensure you are paid for your work! If you want to utilize them to their full capacity and collect what you are owed, you need to follow the lien laws that your state has in place. We’re here to take away the complexity and confusion and give it to you straight. If you work in Pennsylvania and need to know the lien laws, this is the spot for you. Here, we break down exactly what the state of Pennsylvania requires for you to properly file a valid construction lien and bond claim.
How to File a Valid Lien in Pennsylvania:
- You must send notice to the Owner of your intent to file a lien thirty (30) days before you file your lien.
- Your lien must be filed within six (6) months of the last time work was performed and/or material supplied.
- You must personally serve the Owner a copy of the lien that was filed within one (1) month of it being filed. Notice of personal service must be filed within twenty (20) days of service.
- You must file suit to enforce your lien within two (2) years of the lien being filed.
How to Have a Valid Bond Claim in Pennsylvania:
- Payment bonds are required on public projects of more than $100,000.
- Place 3* and below Contractors and Material Suppliers must send notice of unpaid amounts to the Place 1* Contractor within ninety (90) days of the last time work was performed and/or material supplied.
- All bond claimants must wait until ninety (90) days after the last time work was performed and/or materials supplied to file suit to enforce their bond claim.
- You must file suit to enforce the bond claim forty-five (45) days after the last time worked was performed and/or material supplied.
If you work in Pennsylvania, it is essential that you fully comprehend the rules above so that you can put them into action correctly. Your state’s rules are the golden ticket to filing a valid lien and getting your money. If you want to be sure you're filing valid liens in Pennsylvania, listen in to this episode of The Quit Getting Screwed Construction Podcast. If you would prefer to have someone else take care of filing your construction lien or bond, and do it the right way, contact an experienced Pennsylvania lien lawyer who knows construction law. Our sister company, The Cromeens Law Firm, has a 90% success rate of collections before having to foreclose on a lien, saving you costly legal fees. Don’t slack off on your liens. Collect your cash by filing them properly!
*The “places” referenced in the rules above correlate to the Construction Food Chain Chart from Karalynn Cromeens’ book,
Quit Getting Stiffed. The chart can be found here to use when following these lien and bond rules.