Florida Mechanics Lien: Deadlines, Forms & Filing Rules
Florida mechanics lien rules cited to statute: Notice to Owner within 45 days of first work, claim of lien within 90 days, suit within 1 year of recording.
Serve on the owner before work starts, or within 45 days after first furnishing labor, services, or materials. The statute contains no late-service cure, and service must in any event precede the owner’s disbursement of the final payment.
Direct contractors (§713.05), laborers (§713.06(2)(a)), and design professionals (§713.03(3)) are exempt.
Record with the clerk of the circuit court within 90 days after the final furnishing of labor, services, or materials. The claim must be signed and sworn to by the lienor.
Commence suit within 1 year after the claim of lien is recorded, or the lien expires.
Statute references verified 10/09/2026. Rules change — confirm the current text with the official state source before relying on a date.
How Florida's mechanics lien deadlines work
Florida's Construction Lien Law is Chapter 713 of the Florida Statutes. Anyone who did not contract directly with the owner — subcontractors, materialmen, and suppliers — must serve a Notice to Owner before work starts or within 45 days after first furnishing labor, services, or materials (§713.06(2)(a)). Unlike California's preliminary notice, Florida's has no late-service cure written into the statute, and service must in any event happen before the owner disburses the final payment.
The claim of lien is a sworn document recorded with the clerk of the circuit court in the county where the property sits (§713.01(4)), within 90 days after the final furnishing of labor, services, or materials (§713.08(5)). Final furnishing is defined by statute as the last date the lienor furnishes labor, services, or materials, and it does not include the correction of deficiencies in previously performed work (Fla. Stat. §713.01(12)); the 90-day clock runs from that date (§713.08(5)).
Within 15 days after recording, a copy of the claim must be served on the owner. A late service does not automatically void the lien, but the owner can have it voided to the extent the delay is shown to have been prejudicial (§713.08(4)(c)). Suit to enforce must be commenced within one year after recording, or the lien expires (§713.22(1)). The Notice to Owner also depends on good source information: it carries the details the owner must record in the Notice of Commencement (§713.13(1)(a)), which lapses if work does not start within 90 days of recording (§713.13(2)).
The notice duty depends on the role.
Contractor (direct contract with the owner)
No Notice to Owner is required (§713.05). At final payment, provides the contractor’s affidavit listing unpaid lienors (§713.06(3)(d)).
Subcontractor / materialman / supplier (no direct contract with the owner)
Notice to Owner served before starting work or within 45 days of first furnishing (§713.06(2)(a)). Sub-subs and materialmen furnishing to sub-subs must also serve the contractor and the subcontractor (§713.06(2)(b)-(c)).
Laborer
Exempt from the Notice to Owner (§713.06(2)(a)).
Design professional (architect, engineer, surveyor)
Holds a lien for design services under §713.03 and is exempt from the Notice to Owner (§713.03(3)).
Everyone who records a claim
The claim of lien must be signed and sworn to by the lienor (§713.08(2)), and a copy must be served on the owner within 15 days of recording (§713.08(4)(c)).
Florida mechanics lien questions, answered straight.
When is the Florida Notice to Owner due?
Before work starts, or within 45 days after first furnishing labor, services, or materials (Fla. Stat. §713.06(2)(a)). The statute has no late-service cure, and service must in any event precede the owner’s disbursement of the final payment.
How long do I have to record a Florida claim of lien?
Within 90 days after the final furnishing of labor, services, or materials (§713.08(5)). The claim must be signed and sworn to by the lienor (§713.08(2)). Final furnishing is defined by statute as the last date the lienor furnishes labor, services, or materials, and it does not include the correction of deficiencies in previously performed work (Fla. Stat. §713.01(12)); the 90-day clock runs from that date (§713.08(5)).
Where is a Florida claim of lien filed, and what does recording cost?
With the clerk of the circuit court in the county where the property sits (§713.01(4)). The statutory fee schedule totals $10.00 for the first page and $8.50 for each additional page (§28.24(13)), checked on 10/09/2026 against the Miami-Dade Clerk’s posted schedule; fees change.
How long does a Florida mechanics lien last?
One year. An action to enforce must be commenced within 1 year after the claim of lien is recorded, or the lien expires (§713.22(1)).
Who is exempt from the Florida Notice to Owner?
Direct contractors, and materialmen or laborers in privity with the owner (§713.05), laborers (§713.06(2)(a)), and design professionals (§713.03(3)).
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