Florida Mechanics Lien
Deadlines & Filing Rules
Every notice, deadline, and recording requirement for a Florida construction lien, drawn from Fla. Stat. §§ 713.06, 713.08, 713.18, 713.22, 713.31 and the same rule engine that calculates deadlines for our filing customers.
Florida lien rules at a glance
- Preliminary notice
- Required for subcontractors, sub-subcontractors, and suppliers
- Lien filing deadline
- within 90 days after last furnishing labor or materials
- Notarization
- Required
- The lien claim must be sworn to under oath
- Where to record
- Circuit court clerk for the county
- E-recording
- Not generally available; plan on paper recording
- Enforcement deadline
- Within 1 year after the lien is recorded
Who can file a mechanics lien in Florida
Lien rights depend on where you sit in the contracting chain. Tenant-ordered work can reach the owner's interest in Florida only where the owner consented to or required the improvements.
| Claimant | Lien rights in Florida |
|---|---|
| General contractor (direct contract with the owner) | Yes |
| Subcontractor (hired by the general contractor) | Yes |
| Sub-subcontractor (hired by a subcontractor) | Yes |
| Material supplier to the owner | Yes |
| Material supplier to the general contractor | Yes |
| Material supplier to a subcontractor | Yes |
Florida mechanics lien deadlines
Required for subcontractors, sub-subcontractors, and suppliers. Preliminary notices go to the property owner, the general contractor, and the construction lender by certified mail.
Preliminary notice deadline
The notice that preserves lien rights before any payment problem exists.
| Who | Project type | Deadline |
|---|---|---|
| All claimants | All projects | Within 45 days after first furnishing labor or materials |
Mechanics lien filing deadline
The last day the lien can be recorded against the property.
| Who | Project type | Deadline |
|---|---|---|
| All claimants | All projects | Within 90 days after last furnishing labor or materials |
Florida does not require a notice of intent before recording a lien, but sending one is often what gets the invoice paid.
Recording and enforcing a Florida lien
Recording the lien
Record with the circuit court clerk for the county. Electronic recording is not generally available, so build mailing time into the deadline. The lien must be notarized. The lien claim must be sworn to under oath.
After recording
A copy of the recorded lien must be served on the property owner within 15 days of recording. To keep the lien alive it must be enforced by lawsuit within 1 year after the lien is recorded.
Wrongful lien exposure
Florida exposes claimants who file an exaggerated or baseless lien to damages. Fla. Stat. §713.31: fraudulent lien (willful exaggeration etc.) is complete defense; lien unenforceable; damages incl. attorney fees and punitive damages may apply.
Practitioner notes for Florida
Prelim (Notice to Owner) required for parties not in privity with owner; must be served before commencing or not later than 45 days after commencing to furnish (Fla. Stat. §713.06(2)(a)). Lien recording deadline: claim of lien recorded no later than 90 days after final furnishing by the lienor (Fla. Stat. §713.08). Serve claim of lien on owner before recording or within 15 days after recording (Fla. Stat. §713.08(4)(c) referencing §713.18). Enforcement: lien expires 1 year after recording unless action commenced (and lis pendens as applicable) (Fla. Stat. §713.22(1)). Tenant improvements generally lien only tenant’s interest unless owner authorizes/implies agency; treat as owner_consent_required in this sheet.
Statutory sources: Fla. Stat. §§ 713.06, 713.08, 713.18, 713.22, 713.31. Read the Florida lien statute.
File your Florida mechanics lien
We calculate the Florida deadlines from your project dates, prepare the lien on the correct form, and handle recording. Self-serve from $99, or full service with recording and notices handled for you from $299.
Florida mechanics lien FAQ
How long do I have to file a mechanics lien in Florida?
Do I need to send a preliminary notice in Florida?
Does a Florida mechanics lien need to be notarized?
Where is a mechanics lien filed in Florida?
How long is a Florida mechanics lien valid?
Can a subcontractor file a mechanics lien in Florida?
More Florida lien tools
This page summarizes Florida lien law for general information and is not legal advice. Deadlines depend on your role, project type, and dates; confirm them against the statute or with counsel before relying on them.