Pennsylvania’s Statute of Repose: Protecting Contractors and Setting Deadlines


In the realm of construction claims, Pennsylvania enforces two critical time limitations that construction professionals need to be aware of. While a statute of limitations dictates the period within which an injured party must file a lawsuit following the incident, a statute of repose sets a firm deadline, beyond which no claims can be made against a contractor, even if an injury occurs. Let’s delve deeper into these important legal concepts and understand their implications.

Understanding Statutes of Limitations and Repose

Pennsylvania statutes entail a two-year statute of limitations for personal injury and property damage cases, as well as a four-year statute of limitations for breach of contract actions [^1^]. This means that if someone experiences harm due to negligent construction, they have two years from the date of injury to file a claim. Similarly, if a general contractor wishes to hold a subcontractor accountable for breaching a contract, they have four years from the discovery of the breach to do so.

On the other hand, Pennsylvania also adopts a 12-year statute of repose for claims involving the design, planning, supervision, observation, construction, or improvement of real property [^2^]. This statute ensures that claims regarding latent defects in construction are prevented. Notably, the statute of repose acts differently from a statute of limitations since it eliminates the cause of action entirely, rather than simply barring the right to a remedy [^3^]. This spans a sense of security for contractors, as they can rest assured that claims won’t arise after 12 years have passed since the completion of the construction project.

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The Distinctive Nature of Statutes of Limitations and Repose

While statutes of limitations and repose share similarities, they serve distinct purposes and offer separate safeguards for contractors. The statute of limitations commences once an individual becomes aware of their injury, whereas the statute of repose starts counting from the completion of the construction, regardless of any related injuries [^4^].

For instance, imagine a scenario where a decorative wall collapses and injures a person one year after its construction. In this case, the injured person has two years to initiate a personal injury claim. However, if the person waits even a day beyond the two-year period, their claim will be dismissed, and the contractor will have a solid defense against it. Alternatively, if the decorative wall were completed exactly 12 years ago, any lawsuit attempting to be filed on the same day as the incident would be futile, as the statute of repose extinguishes any claims after this timeframe.

Complexities in Applying the Statute of Repose

When one contractor faces liability for the workmanship of another, incorporating the statute of repose can create intricate situations. Consider the scenario where a decorative wall falls and injures an individual precisely nine years after its completion. Suppose the injured person files a lawsuit against the contractor within the two-year statute of limitations. Although this is within the permissible timeframe, let’s assume that the engineering company responsible for the wall’s design isn’t initially named in the lawsuit.

In such cases, the contractor must bring the engineering company into the lawsuit within one year, as this is the remaining timeframe of the 12-year statute of repose [^5^]. The contractor must act swiftly within this considerably shorter period to preserve its right to involve the engineering company in addressing any failures or faults.

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The Nuances and Importance of Timely Action

While the interaction between statutes of limitations and repose may seem intricate, contractors must comprehend that each safeguard operates independently to bar untimely claims. Being aware of the specific timeframes and acting promptly is crucial for protecting oneself from potential liabilities.


Pennsylvania’s statutes of limitations and repose play a pivotal role in safeguarding contractors and establishing clear deadlines for legal actions. Acknowledging the distinctions between these two legal concepts is essential for contractors to ensure compliance and mitigate potential risks in the construction industry.


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[1]: Actual source: As published in Lawyers Journal
[2]: Actual source: 42 Pa.C.S. § 5536
[3]: Actual source: Noll v. Harrisburg Area YMCA, 643 A.2d 81 (Pa. 1994)
[4]: Actual source: Graver v. Foster Wheeler Corp., 96 A.3d 383, 386-87 (Pa. Super. 2014)
[5]: Actual source: Other example, including the calculation, is based on author’s understanding