Rule 1654.Defendant.

Last amended April 12, 1999 · Last verified June 30, 2026

In one sentenceThe plaintiff must name as defendant the owner named in the lien claim and the owner, if known, at the time the action begins, and if the last owner of record has died, must also name, if known, that owner’s personal representative, heir, or devisee.

Full Text of Rule 1654

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(a) The plaintiff shall name as defendant the owner named in the claim and the owner, if known, at the time the action is commenced.

(b) If the last owner of record prior to the commencement of the action has died, the plaintiff shall name as a defendant the personal representative, heir or devisee of such owner, if known.

End

Plain-English Summary

This rule identifies the proper defendants in a mechanics’-lien action. The plaintiff names the owner stated in the lien claim and the owner, if known, when the action is commenced — covering both the person against whom the claim was filed and any current owner.

If the last owner of record before the action died, the plaintiff must also name, if known, that owner’s personal representative, heir, or devisee. The Official Note points to the statutory definition of owner. Naming the right owners ensures the judgment binds whoever holds the encumbered property.

Frequently Asked Questions

Whom must a mechanics' lien plaintiff name as defendant?

The owner named in the claim and the owner at the time the action is commenced, with provisions for a deceased owner.

Official Note

Official Note: For definition of owner see section 201(3) of Mechanics’ Lien Law of 1963, 49 P. S. § 1201(3).

Amendment History

The provisions of this Rule 1654 amended April 12, 1999, effective July 1, 1999, 29 Pa.B. 2266. Immediately preceding text appears at serial page (195290).

Source & verification. Rule text, the Official Note, and the amendment history are reproduced verbatim from the Pennsylvania Code, Title 231, the official compilation of rules adopted by the Supreme Court of Pennsylvania. Last verified June 30, 2026. · Official text

Also known as: mechanics lien defendantname the owner liencurrent owner defendant