CONTRACTOR, FIRST- OR SECOND-TIER SUB OR SUPPLIER ONLY. One who supplies someone more remote than a first-tier sub, or who supplies a supplier, is not entitled to a lien. Where owner is also the builder, those parties it contracts with directly are considered contractors. Unions supplying laborers are not subcontractors, and thus the trustees are NOT able to bring a claim for unpaid benefits. [Bricklayers of Western Pennsylvania Combined Funds, Inc. v. Scott’s Development Co., 90 A.3d 682, (2014)]
NOTE: Claim must exceed $500.
NOTE: No claim against tenant can be enforced against owner unless owner signs statement showing that improvements are for owner’s immediate benefit and use.
NOTE: A subcontractor does not have lien rights on a residential project (townhouse or building consisting of 1-2 dwelling units) where the owner or tenant paid the full contract price to the contractor, and the property is intended to be used as the residence of the owner or subsequent to the occupation by the owner to a tenant of the owner. If less than the full contract price has been paid, then the lien amount may be reduced to the amount of the unpaid contract price. [49 §§1301, 1510]
Note also that an owner and a contractor on a residential project can agree in writing that no liens can be filed by anyone on a job, but it is only effective against the sub upon proof of actual notice to the sub of such writing, or proof that it was filed in the office of the prothonotary either before work began, OR within 10 days of executing the prime contract, OR at least 10 days before executing contract with sub. [49 §§1301, 1201, 1303, 1402, 1406]
NOTE THAT that private property which is used for a purely public purpose will be exempt from the mechanic’s lien laws. [49 §1303; Carter-Jones Lumber Co. v. Northwestern PA Humane Soc., 913 A.2d 1002 (Pa.Cmwlth. 2006)]