Pennsylvania Lien Waiver Guide
Pennsylvania accepts custom lien waiver forms. No statutory forms are mandated.
Key Information
Waiver Type
Non-Statutory
Filing Deadline
6 months from last furnishing labor or materials
Notice Requirements
Subcontractors on residential projects must serve a Notice of Furnishing within 45 days of starting work.
Key Statutes
49 Pa. Stat. §1101 et seq. (Mechanics' Lien Law of 1963)
Waiver Types in Pennsylvania
Conditional Waiver on Progress Payment
Waives lien rights for a specific progress payment, but only upon actual receipt of payment. Protects the claimant if the check bounces or payment fails.
Unconditional Waiver on Progress Payment
Immediately and unconditionally waives lien rights for a specific progress payment amount, regardless of whether payment has actually been received.
Conditional Waiver on Final Payment
Waives all lien rights upon receipt of the final payment. The waiver is conditioned on actual receipt of the specified final payment amount.
Unconditional Waiver on Final Payment
Immediately and unconditionally waives all lien rights. This is the most comprehensive waiver and should only be signed after final payment is confirmed in your account.
Pennsylvania Lien Waiver Rules
Pennsylvania does not require statutory waiver forms. Custom waivers are used. Pennsylvania's lien law requires formal claims to be filed in court. The state distinguishes between residential and commercial projects for notice purposes. Lien waivers should be project-specific and tied to verified payments.
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