Rule 3023.Judgment. Lien. Duration.

Adopted December 19, 2003 · Last amended January 26, 2010 · Last verified June 30, 2026

In one sentenceA judgment entered in the judgment index creates a lien on the defendant’s real property in the county, carries forward any earlier verdict or order lien it rests on, and lasts five years unless the judgment is discharged or the lien revived.

Full Text of Rule 3023

Text sizeJump to: (a) (b) (c)

(a) Except as provided by subdivision (b), a judgment when entered in the judgment index shall create a lien on real property located in the county, title to which at the time of entry is recorded in the name of the person against whom the judgment is entered.

(b) A judgment upon a verdict or an order, when entered in the judgment index, shall

(1) continue the lien upon real property located in the county which is subject to the lien of the verdict or order upon which the judgment is entered, and

(2) create a lien upon all other real property located in the county, title to which at the time of entry in the judgment index is recorded in the name of the person against whom the judgment is entered.

(3) Section 8141(3), (4) and (5) of the Judicial Code, 42 Pa.C.S. § 8141(3), (4) and (5), are suspended in accordance with Article V, Section 10(c) of the Constitution of 1968 and Section 1722(b) of the Judicial Code, 42 Pa.C.S. § 1722(b), insofar as they are inconsistent with this rule.

(c) The lien shall continue for five years from the date the judgment was entered in the judgment index unless the judgment is sooner discharged or the lien is sooner revived.

End

Plain-English Summary

This rule sets the lien a judgment creates and how long it lasts. Entered in the judgment index, a judgment becomes a lien on real property in the county titled in the debtor’s name.

A judgment built on a prior verdict or order does double duty: it continues the lien of that verdict or order and creates a fresh lien on all the debtor’s other real property in the county. The lien runs for five years from entry unless the judgment is sooner discharged or the lien sooner revived — the deadline that makes the revival rules later in the chapter matter.

Frequently Asked Questions

How long does a judgment lien last?

For the period this rule sets, commonly five years, after which revival is required to keep it in force.

What is the consequence of missing the revival window?

The lien's priority can be lost as to intervening interests once the period passes without revival.

Official Note

Official Note: See Rule 3001 et seq. for the transfer of a judgment to another county. See Rule 3027 for the lien of the writ of revival or of the agreement to revive and Rule 3031.1 for the lien of a judgment of revival.

Official Note: The lien of a verdict or order dates from the time the verdict or order is entered in the judgment index. See Rule 3022(a).

Official Note: Section 8141(3) of the Judicial Code provides that the lien of a verdict for a specific sum of money shall have priority from the time it is recorded by the court. Section 8141(4) of the Judicial Code provides that the lien of an adverse judgment and other orders shall have priority from the time it is rendered. Section 8141(5) of the Judicial Code provides that the lien of an amicable judgment shall have priority from the time the instrument on which it is entered is left for entry.

Official Note: A judgment lien may be revived in the manner provided by Rule 3025 et seq.

Amendment History

The provisions of this Rule 3023 adopted December 19, 2003, effective July 1, 2004, 34 Pa.B. 22; amended November 2, 2007, effective January 1, 2008, 37 Pa.B. 6201; amended January 26, 2010, effective immediately, 40 Pa.B. 700. Immediately preceding text appears at serial pages (331716) to (331717).

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: judgment lien duration five years