A subcontractor who provides labor and/or material for the alteration and repair of property is required to provide the owner with a Preliminary Notice of Intent to Claim Lien. However, regardless of whether the subcontractor is required to provide a preliminary notice, a subcontractor is ALSO required to provide the property owner with a Formal Notice of Intention to Claim Lien. A Formal Notice must be provided at least thirty (30) days before a lien claim is filed and must be served on the property owner in person, or on his agent, or by first class, registered or certified mail.
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Those who have the right to file a mechanic's lien in Pennsylvania are limited to second-tier subs and suppliers who have a claim of at least $500. In other words, anyone who contracted directly with the property owner, the prime contractor, or a subcontractor hired by the prime contractor are eligible for lien rights.
Fill out the Pennsylvania mechanics lien form. Fill out the PA lien form completely and accurately. File your lien claim with the county recorder. Serve a copy of the lien on the property owner.
The entry of judgment in Pennsylvania acts as a lien on all real property of the judgment debtor in the county in which the judgment has been entered. In Pennsylvania, a judgment lien is fully effective for five years, and is governed by the five year statute of limitations.
Who you are. The services or materials you provided. The last date you provided the services or materials. How much payment should be. The date on which you will file a lien if you do not receive payment. How the debtor should pay.
If you want to place a lien on a commercial rental property and you are not the landlord, you may need to put a lien on the property by filing with the court of record in the jurisdiction where the property is actually located.
While it's unlikely that just anyone can put a lien on your home or land, it's not unheard of for a court decision or a settlement to result in a lien being placed against a property.
In addition to seizing bank accounts, you can also have the sheriff levy and sell personal assets of the debtor to collect a judgment in Pennsylvania. Personal assets can include furniture, tv's, jewelry, guns and firearms, other valuables or antiques. Typically, you cannot seize retirement accounts or pensions.
First of all, you can sue your contractor for breach of contract, even without a written contract, and she can sue you as well.See Nolo's article, "Breach of Contract Cases in Small Claims Court," for more on this. However, an alleged oral contract does create difficult evidentiary questions for the judge.
2. States where the lien law doesn't require a written contract. In these states, contractors and suppliers are generally allowed to file a lien even if they don't have a written contract.These states typically permit parties with verbal, oral, or even implied contracts to claim lien rights.
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Pennsylvania Change state Close No results found. Pennsylvania California Connecticut District of Columbia Massachusetts Mississippi New Hampshire New Jersey New Mexico North Carolina Rhode Island South Carolina South Dakota Washington West Virginia Law summary Formal Notice of Intent to File Lien by IndividualNote: This summary is not intended to be an all inclusive discussion of Pennsylvania's construction or mechanic's lien laws, but does include basic provisions.
What is a construction or mechanic's lien?
Every state permits a person who supplies labor or materials for a construction project to claim a lien against the improved property. While some states differ in their definition of improvements and some states limit lien claims to buildings or structures, most permit the filing of a document with the local court that puts parties interested in the property on notice that the party asserting the lien has a claim. states differ widely in the method and time within which a party may act on their lien. Also varying widely are the requirements of written notices between property owners, contractors, subcontractors and laborers, and in some cases lending institutions. As a general rule, these statutes serve to prevent unpleasant surprises by compelling parties who wish to assert their legal rights to put all parties who might be interested in the property on notice of a claim or the possibility of a claim. This by no means constitutes a complete discussion of construction lien law and should not be interpreted as such. Parties seeking to know more about construction laws in their state should always consult their state statutes directly.
Who can file a lien in this state?
Pennsylvania law permits contractors and subcontractors to claim a lien for labor or materials furnished in the erection or construction, or the alteration or repair of the improvement, provided that the amount of the claim shall exceed five hundred dollars ($500).
How long does a party have to file a lien?
Parties seeking to claim a lien must do so with the filing of a Lien Claim form within four (4) months of the claimant's last work. Thereafter, a lien claimant has two (2) years to bring an action to enforce the lien.
What kind of notice is required prior to filing a lien?
Subcontractors involved in the alteration or repair of property must file a Preliminary Notice of Intent to File Lien prior to the completion of work. Thereafter all subcontractors, even those involved in alteration or repair, must file a Formal Notice of Intent to File Lien at least thirty (30) days before a Lien Claim is filed.
By what method is a lien filed in this state?
A Lien Claim form is filed with the prothonotary of the county where the property is situated, and must be filed within four (4) months of the completion of work. Written notice of the filing must be served on the property owner within one (1) month after filing and recorded within twenty (20) days of service.
How long is a lien good for?
An action to obtain judgment upon a claim filed shall be commenced within two (2) years from the date of the filing.
Are liens assignable?
Pennsylvania statutes on construction liens do not specifically speak to whether liens may be assigned to other parties.
Does this state require or provide for a notice from subcontractors and laborers to property owners?
Yes. Subcontractors are required in some cases to provide two notices to the property owner in the form of a Preliminary Notice of Intent to File Lien for alterations and repairs and a Formal Notice of Intent to File Lien. In addition, Pennsylvania law provides that a contractor or subcontractor can issue a written waiver of all lien claims to the property owner.
Does this state require or provide for a notice from the property owner to the contractor, subcontractor, or laborers?
Pennsylvania law provides for a notice from the property owner to the contractor advising the contractor that a subcontractor has provided the owner with notice that a lien may be filed. The notice also demands that the contractor pay the claim or undertake to defend it.
Does this state require a notice prior to starting work, or after work has been completed?
No. Pennsylvania statutes do not require a Notice of Commencement or a Notice of Completion as required in some other states.
Does this state permit a person with an interest in property to deny responsibility for improvements?
No. Pennsylvania statutes do not have a provision which permits the denial of responsibility for improvements.
Is a notice attesting to the satisfaction of a lien provided for or required?
No. Pennsylvania statutes do not provide for or require that a lien holder who has been paid produce or file a notice to that effect.
By what method does the law of this state permit the release of a lien?
As stated above, Pennsylvania statutes have no specific provision for the release of a lien, other than the automatic dissolution that occurs if suit to enforce the lien is not brought within two (2) years. However, Pennsylvania law does permit a contractor or property owner to issue a written notice to a subcontractor demanding that the subcontractor file a lien claim within thirty (30) days of receipt of the notice or forever be barred from doing so.
Legal definition Formal Notice of Intent to File Lien by IndividualNote: This summary is not intended to be an all inclusive discussion of Pennsylvania's construction or mechanic's lien laws, but does include basic provisions.
What is a construction or mechanic's lien?
Every state permits a person who supplies labor or materials for a construction project to claim a lien against the improved property. While some states differ in their definition of improvements and some states limit lien claims to buildings or structures, most permit the filing of a document with the local court that puts parties interested in the property on notice that the party asserting the lien has a claim. states differ widely in the method and time within which a party may act on their lien. Also varying widely are the requirements of written notices between property owners, contractors, subcontractors and laborers, and in some cases lending institutions. As a general rule, these statutes serve to prevent unpleasant surprises by compelling parties who wish to assert their legal rights to put all parties who might be interested in the property on notice of a claim or the possibility of a claim. This by no means constitutes a complete discussion of construction lien law and should not be interpreted as such. Parties seeking to know more about construction laws in their state should always consult their state statutes directly.
Who can file a lien in this state?
Pennsylvania law permits contractors and subcontractors to claim a lien for labor or materials furnished in the erection or construction, or the alteration or repair of the improvement, provided that the amount of the claim shall exceed five hundred dollars ($500).
How long does a party have to file a lien?
Parties seeking to claim a lien must do so with the filing of a Lien Claim form within four (4) months of the claimant's last work. Thereafter, a lien claimant has two (2) years to bring an action to enforce the lien.
What kind of notice is required prior to filing a lien?
Subcontractors involved in the alteration or repair of property must file a Preliminary Notice of Intent to File Lien prior to the completion of work. Thereafter all subcontractors, even those involved in alteration or repair, must file a Formal Notice of Intent to File Lien at least thirty (30) days before a Lien Claim is filed.
By what method is a lien filed in this state?
A Lien Claim form is filed with the prothonotary of the county where the property is situated, and must be filed within four (4) months of the completion of work. Written notice of the filing must be served on the property owner within one (1) month after filing and recorded within twenty (20) days of service.
How long is a lien good for?
An action to obtain judgment upon a claim filed shall be commenced within two (2) years from the date of the filing.
Are liens assignable?
Pennsylvania statutes on construction liens do not specifically speak to whether liens may be assigned to other parties.
Does this state require or provide for a notice from subcontractors and laborers to property owners?
Yes. Subcontractors are required in some cases to provide two notices to the property owner in the form of a Preliminary Notice of Intent to File Lien for alterations and repairs and a Formal Notice of Intent to File Lien. In addition, Pennsylvania law provides that a contractor or subcontractor can issue a written waiver of all lien claims to the property owner.
Does this state require or provide for a notice from the property owner to the contractor, subcontractor, or laborers?
Pennsylvania law provides for a notice from the property owner to the contractor advising the contractor that a subcontractor has provided the owner with notice that a lien may be filed. The notice also demands that the contractor pay the claim or undertake to defend it.
Does this state require a notice prior to starting work, or after work has been completed?
No. Pennsylvania statutes do not require a Notice of Commencement or a Notice of Completion as required in some other states.
Does this state permit a person with an interest in property to deny responsibility for improvements?
No. Pennsylvania statutes do not have a provision which permits the denial of responsibility for improvements.
Is a notice attesting to the satisfaction of a lien provided for or required?
No. Pennsylvania statutes do not provide for or require that a lien holder who has been paid produce or file a notice to that effect.
By what method does the law of this state permit the release of a lien?
As stated above, Pennsylvania statutes have no specific provision for the release of a lien, other than the automatic dissolution that occurs if suit to enforce the lien is not brought within two (2) years. However, Pennsylvania law does permit a contractor or property owner to issue a written notice to a subcontractor demanding that the subcontractor file a lien claim within thirty (30) days of receipt of the notice or forever be barred from doing so.
