Pennsylvania lien waiver requirements

Pennsylvania does not prescribe a statutory lien waiver form — a waiver must simply identify the amount waived and the property, and be signed by the party giving up its rights. On non-residential projects, waivers are exchanged with or after payment.

This guide covers what a Pennsylvania waiver should contain, the timing rules, and notarization. It is general information, not legal advice — confirm specifics with a Pennsylvania construction attorney.

Pennsylvania at a glance

Mandatory statutory form

No — Pennsylvania does not prescribe a waiver form

Governing lien law

Pennsylvania Mechanics’ Lien Law of 1963 (49 P.S. §1101 et seq.)

Timing

Non-residential: waivers exchanged with/after payment

Lien filing deadline

Generally file a lien claim within 6 months of last furnishing — confirm

Notarization

Not required for a waiver to be effective

How ClearLien handles Pennsylvania waivers

ClearLien automates the waiver loop for general contractors on QuickBooks Online: pay a subcontractor’s bill and the waiver is drafted from the payment, sent for no-account signing on any phone, and stored with a full audit trail — with retainage carved out. Minnesota’s form is live today and Pennsylvania’s statutory forms are on the roadmap — start free and you’ll be ready the moment Pennsylvania support goes live.

Pennsylvania lien waiver FAQs

Does Pennsylvania require a specific lien waiver form?

No. Pennsylvania does not provide a statutory waiver form. A waiver should clearly state the amount waived and the property it applies to, and be signed by the party waiving its rights.

When can lien waivers be used in Pennsylvania?

On non-residential projects, lien waivers must be given with or following payment. (Separately, a general contractor can bar subcontractor liens up front by filing a “Stipulation Against Liens.”)

Do Pennsylvania lien waivers need to be notarized?

No. Pennsylvania does not require a lien waiver to be notarized to be effective.

Are electronic signatures valid in Pennsylvania?

Generally yes, under Pennsylvania electronic-transactions law and the federal ESIGN Act. ClearLien records a full audit trail and stores the signed PDF tamper-evident with a content hash.

Does ClearLien support Pennsylvania?

ClearLien automates the lien-waiver loop for general contractors on QuickBooks Online — pay a bill and the waiver is drafted, sent for no-account signing, and stored with an audit trail. Minnesota is live today and Pennsylvania is on the roadmap; start free and you’ll be ready when Pennsylvania support goes live.