MA · Construction payment counsel
Massachusetts Mechanics Lien Attorney
Fred Shestopal and the My Lien Lawyer team prepare, serve, and enforce Massachusetts mechanics liens, preliminary notices, and public-project bond claims for contractors, subcontractors, and suppliers — directly or with vetted Massachusetts local counsel where the state requires it.
What we handle on Massachusetts projects
A subcontractor without a direct contract with the owner must serve a Notice of Identification on the prime contractor within 30 days of first commencing work in order to preserve mechanics lien rights. This early filing operates alongside, not instead of, the later Notice of Contract or Subcontract and Statement of Account filings.
Massachusetts uses two sequential filings: a Notice of Contract or Notice of Subcontract must be recorded by the earliest of 60 days after a Notice of Substantial Completion, 90 days after a Notice of Termination, or 90 days after last furnishing, under Mass. Gen. Laws ch. 254 §§ 2-4. A Statement of Account must then follow within 120 days of last furnishing to preserve the lien. We verify lien rights under Mass. Gen. Laws ch. 254 §§ 2-4 before anything is recorded.
A civil action to enforce the lien must be commenced within 90 days after the Statement of Account is filed, or the lien is automatically dissolved. If payment still does not arrive, we take the claim into court rather than handing you a file.
Massachusetts public payment bond rights are limited to claimants in direct contract with the prime contractor or with a subcontractor of the prime. Claimants further removed from that contractual chain do not have bond claim rights on Massachusetts public projects.
Know your Massachusetts deadlines first
Massachusetts mechanics lien practice under Mass. Gen. Laws ch. 254 §§ 2-4 involves sequential Notice of Contract and Statement of Account filings, while public works bonds are governed by Mass. Gen. Laws ch. 149 § 29. Multiple deadlines run from different trigger events.
A law firm, not a notice service
Filing bureaus and online lien tools mail documents on request. They cannot give you a legal opinion on whether you hold Massachusetts lien rights, cure a defective claim, respond when an owner demands suit, or appear in court. Every Massachusetts matter here is handled under an attorney-client relationship.
- Written analysis of your Massachusetts lien and bond rights before filing
- Certified mailing with proof of service retained in your file
- Deadline calendaring with reminders ahead of every statutory cutoff
- Foreclosure suit and collections handled by the same firm
See why a law firm matters, side by side with a filing service.
Massachusetts mechanics lien questions
Do I need a Massachusetts attorney to file a mechanics lien?
A filing service can mail documents, but it cannot tell you whether you actually hold lien rights in Massachusetts, fix a defective claim, or foreclose the lien if the money still does not come. My Lien Lawyer handles the analysis, the filing, and the enforcement as one engagement.
What are the key Massachusetts mechanics lien deadlines?
Massachusetts uses two sequential filings: a Notice of Contract or Notice of Subcontract must be recorded by the earliest of 60 days after a Notice of Substantial Completion, 90 days after a Notice of Termination, or 90 days after last furnishing, under Mass. Gen. Laws ch. 254 §§ 2-4. A Statement of Account must then follow within 120 days of last furnishing to preserve the lien. A subcontractor without a direct contract with the owner must serve a Notice of Identification on the prime contractor within 30 days of first commencing work in order to preserve mechanics lien rights. This early filing operates alongside, not instead of, the later Notice of Contract or Subcontract and Statement of Account filings. Full detail, with statute citations, is on our Massachusetts mechanics lien law page.
Can you help on a Massachusetts public project?
Yes. Massachusetts public payment bond rights are limited to claimants in direct contract with the prime contractor or with a subcontractor of the prime. Claimants further removed from that contractual chain do not have bond claim rights on Massachusetts public projects. The controlling statute is Mass. Gen. Laws ch. 149 § 29.
When must a mechanics lien be recorded in Massachusetts?
The Notice of Contract or Subcontract must be recorded by the earliest of 60 days after Notice of Substantial Completion, 90 days after Notice of Termination, or 90 days after last furnishing, followed by a Statement of Account within 120 days of last furnishing.
Is preliminary notice required in Massachusetts?
Yes, subcontractors without a direct owner contract must serve a Notice of Identification within 30 days of first commencing work.
Unpaid on a Massachusetts project?
Send us the contract, the last invoice, and your furnishing dates. We will tell you what Massachusetts deadlines are still open and what it takes to protect the money. The first call is free.
This page is general information, not legal advice, and does not create an attorney-client relationship. Fred Shestopal is licensed in Illinois (with nationwide network of licensed local counsel).