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How to file a mechanic's lien for a PA Client?

I have 7 job invoices ranging from 91 days to 302 days past the invoice date/job date. The total is $50,976.79 past due. I know PA has a 6 months for filing a lien, but I noticed it is singular job based. Do I have to do job by job (invoice by invoice) or is there a way to do a bulk lien?

4 replies

Aug 18, 2022

Are the invoices all associated with 1 property/owner? The liens are actually property based and associated with the performance of the work being integrated into the property. So, if its one long-term project at one property, the invoices are treated differently than if its services performed at multiple different properties that happen to have the same owner.

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Aug 19, 2022

The Mechanics' Lien Statute calculates the deadline from the last date when a contractor performs work in connection with an "improvement" on a Property. Thus, if all of the invoices relate a single project or improvement, you can file a mechanics' lien for all of the unpaid amounts as long as it is still within 6 months of the last day when you performed work.

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Aug 20, 2022

If the invoices involve the same project, you can file one mechanics lien. If they involve multiple projects, you must file a separate mechanics lien for each project. Also, a recent case decided by the Minnesota Circuit Court ( unpublished opinion-only used for precedential value) decided the District Court committed error when it extinguished a mechanics lien in a default judgment obtained in state court.

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Aug 24, 2022

Don't have an answer my friend, I was wondering if anything ever turned out for you. I'm also have the same issues with clients not paying me and it's been about 6 jobs now and theses people are messed up, I'm appalled that I go out my way and perform a duty they ask for and stiff me. I love my work and some of my clients are ideal clients but theses other are straight garbage and I think harsher penalties should be out there for these people.

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