Florida Construction Lien Guide Deadlines • Notices • Filing Requirements • Step-By-Step Instructions
Florida’s lien laws are governed by Florida Statutes Chapter 713 (Construction Lien Law).
If you provide labor, materials, or improvements to real property in Florida, this guide explains the deadlines, notice requirements, forms, and the exact steps to file a Florida construction lien.
In Florida, a “Mechanics Lien” is officially called a Construction Lien—but contractors use both terms interchangeably.
LET’S LEARN THE BASICS ABOUT FLORIDA CONSTRUCTION LIEN:
⭐ Who Can File a Construction Lien in Florida?
Florida grants lien rights to anyone who improves real property, including:
· General contractors
· Subcontractors
· Sub-subcontractors
· Material suppliers
· Laborers
· Equipment rental companies
· Design professionals (architects, engineers, interior designers, landscape architects)
· Specialty trade contractors
· Restoration and remediation contractors
If you improve real property in Florida, you likely have lien rights.
If you furnish labor, materials, equipment, or professional services, you likely have lien rights under Florida law.
⭐ Florida Lien Deadlines (Critical)
Florida lien law is strict; missing a deadline or notice can void your lien rights. Here are the two biggest deadlines contractors must know about Florida Lien:
Deadline #1: to File a Florida Mechanics Lien
In Florida, General Contractors have 90 days from last furnishing labor or materials. This 90-day deadline is strict and cannot be extended.
Deadline #2: to Enforce a Florida Mechanics Lien
After recording your Florida construction lien, you must enforce it by filing suit, within 1 year of the recording date.
However, the owner may shorten this period to 60 days by recording a Notice of Contest of Lien, or to 20 days by filing a Summons to Show Cause.
Before you can file a Florida construction lien, you must understand whether a Notice to Owner is required. This notice protects your lien rights and is mandatory for most subcontractors and suppliers.
Florida Notice to Owner Requirements
The NTO is used to notify the owner, contractor, and other required parties that you are furnishing labor or materials and may claim a lien if unpaid.
You must serve the NTO: Within 45 days of first furnishing labor or materials.
Who Must Send a Florida Notice to Owner?
· Subcontractors
· Sub-subs
· Suppliers
· Equipment rental companies
· Most specialty contractors
Who Does NOT Need a Florida Preliminary Notice?
Contractors who have a direct contract with the property owner, typically a GC.