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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.

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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
Varies by county
Ask the recording office whether it accepts electronic recording before you rely on it.
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.

Calculate your Florida deadlines

Enter your role and project dates to turn the rules below into calendar dates. For other states, use the mechanics lien deadline calculator.

Project type

Choose your role to see which dates you need.

These dates come from the same rules our lien filing service uses. They are not moved for weekends or holidays. Deadlines turn on facts specific to your project. Confirm with counsel before relying on them.

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.

How to file a Florida mechanics lien

The steps in order, each with the statute behind it. Some steps apply only to certain claimants, and each says so.

  1. 1

    Get the notice of commencement

    Before work starts, the owner records a notice of commencement with the clerk and posts a copy at the job site. It names the owner, contractor, surety and lender and the addresses where notices must go. Use it to address your notices correctly.

    Fla. Stat. §§ 713.13(1), 713.18(3)

  2. 2

    Serve the notice to owner (if you have no contract with the owner)

    Subcontractors, sub-subcontractors and suppliers who did not contract directly with the owner must serve a notice to owner before starting, or no later than 45 days after starting, to furnish labor, services or materials, and before the owner makes final payment to the contractor. A sub-subcontractor or a supplier to a subcontractor also serves the contractor (and the subcontractor if known). Use the statutory form, which opens with the 'WARNING! FLORIDA'S CONSTRUCTION LIEN LAW...' language. Serve it by hand, by common carrier, or by registered, Global Express Guaranteed or certified mail; certified mail sent within 40 days and logged counts as served on the mailing date. Laborers are exempt.

    Fla. Stat. §§ 713.06(2)(a)-(c), 713.18(1)-(2)

  3. 3

    Prepare the claim of lien on the statutory form

    Prepare a claim of lien in substantially the form set out in the statute, with your name and address, who hired you, what you furnished and the contract price, the property description, the owner's name, the first and last dates of furnishing, the unpaid amount, and the dates of any notice to owner. The form carries a capitalized warning that the lien may remain valid for one year.

    Fla. Stat. § 713.08(1), (3)

  4. 4

    Sign and swear to the claim before a notary

    The lienor, or an agent who knows the facts, signs and swears to or affirms the claim. The statutory form includes a notary block.

    Fla. Stat. § 713.08(2), (3)

  5. 5

    Record the claim with the clerk within 90 days

    Record the claim in the clerk's office of the county where the property is located, at any time during the work but no later than 90 days after your final furnishing of labor, services or materials. If the property is in more than one county, record in each. A deadline that falls on a weekend or holiday moves to the next business day.

    Fla. Stat. §§ 713.08(5), 713.011

  6. 6

    Serve the claim on the owner

    Serve a copy of the claim on the owner before recording or within 15 days after, using a method allowed by § 713.18. Late or missing service makes the lien voidable to the extent it prejudiced someone who relied on it.

    Fla. Stat. §§ 713.08(4)(c), 713.18

  7. 7

    Contractors: deliver the final payment affidavit

    A contractor in privity with the owner must give the owner a final payment affidavit, listing any unpaid lienors, at least 5 days before filing suit to enforce its lien.

    Fla. Stat. § 713.06(3)(d)

  8. 8

    Sue to enforce within one year

    The lien lasts one year after recording unless you start a foreclosure action within that year. Record a lis pendens to bind later buyers and lenders. If the owner records a notice of contest of lien, you have only 60 days after service of that notice to sue, or the lien is extinguished automatically.

    Fla. Stat. § 713.22(1), (2)

What the claim of lien must contain

Florida law requires the claim of lien to include the following (Fla. Stat. § 713.08(1)-(3)).

  • The lienor's name and address
  • The name of the person with whom the lienor contracted
  • The labor, services or materials furnished and the contract price or value
  • A description of the real property sufficient for identification
  • The name of the owner
  • The time when the first and last items of labor, services or materials were furnished
  • The amount unpaid, including any finance charge
  • If the lienor is not in privity with the owner, the date and method of service of the notice to owner and, where required, the notice to the contractor and subcontractor
  • Signature of the lienor or an agent acquainted with the facts, sworn to or affirmed (notarized on the statutory form)

§ 713.08(3) prescribes the form 'substantially' to be used, including the capitalized warning that the lien may remain valid for one year from recording. The official form URL is the statute itself; no separate agency form was found. A claim that is willfully exaggerated is fraudulent and unenforceable (§ 713.31).

See the official Florida form wording.

Download a blank Florida lien claim form

The Claim of Lien our filing service prepares, with every field left blank. PDF, free, no sign-up. Fill in your own facts and check them against the list above before you sign.

Recording and enforcing a Florida lien

Recording the lien

Record with the circuit court clerk for the county. Whether electronic recording is accepted varies by county, so confirm with the recording office and 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. A lien whose amount is willfully exaggerated, or that includes work not performed, is fraudulent: it is a complete defense to enforcement and the lien is forfeited. The owner or contractor harmed may recover damages including costs, attorney fees and punitive damages up to the difference between the amount claimed and the amount due, and willfully filing a fraudulent lien is a third-degree felony.

Practitioner notes for Florida

Florida's lien law rewards careful paperwork. If you did not contract directly with the owner, you must serve a notice to owner before you start, or no later than 45 days after you start, furnishing labor, services or materials. It is a prerequisite to a lien; laborers are exempt (Fla. Stat. § 713.06(2)(a)). The claim of lien must be signed and sworn to by the lienor or an agent who knows the facts, and recorded in the clerk's office of the county where the property sits. It must be recorded no later than 90 days after your final furnishing of labor, services or materials (Fla. Stat. § 713.08). Serve a copy on the owner before recording or within 15 days after. Late service can make the lien voidable if it prejudiced someone. The lien lasts one year after recording unless you file suit to enforce it within that year. Record a lis pendens to protect against later buyers and lenders (Fla. Stat. § 713.22(1)). The owner can shorten your time by recording a notice of contest, so act quickly if you receive one; confirm the shortened period with counsel. Do not inflate the amount. A lien that is willfully exaggerated, or that claims work not performed, is fraudulent. It is unenforceable, the owner may recover costs, attorney fees and punitive damages, and willfully filing one is a third-degree felony (Fla. Stat. § 713.31(2)).

These notes summarize the statute as we read it.

Statutory sources: Fla. Stat. §§ 713.06, 713.08, 713.18, 713.22, 713.31. Read the Florida lien statute. Deadlines turn on facts specific to your project. Confirm with counsel before relying on them.

Where to record in Florida

Florida claims of lien are recorded in the official records of the county where the property sits. In most counties the clerk of the circuit court records them. In Broward County the Records, Taxes and Treasury Division does, and in Orange County the County Comptroller does. The counties that publish a fee charge $10 for the first page and $8.50 for each additional page, and all ten accept e-recording through private vendors.

The 10 most populous Florida counties, the office that takes liens in each, whether it accepts e-recording, and the fee it publishes. Liens on property in any other county go to that county's office.

County Office E-recording Fee
Miami-Dade Miami-Dade Clerk of the Court and Comptroller, Office of the County Recorder
Office of County Recorder, 20 NW 1st Avenue, Suite 5.246, Miami, FL 33128
 Yes
Through Corporation Service Company (CSC), e-Docs Solutions, eRecording Partners, Hopdox, Simplifile, Swift-E Recording
$10 for the first page and $8.50 for each additional page for most documents. Fee schedule
Broward Broward County Records, Taxes and Treasury Division, Recording Section
Broward County Records, Taxes and Treasury Division, Recording Section, 115 S. Andrews Avenue, Room 114, Fort Lauderdale, FL 33301
 Yes
Through CSC eRecording, E-Docs Solutions, eRecording Partners Network (ePN), Hopdox, ICE Mortgage Technology (formerly Simplifile), Indecomm (formerly US Recordings)
$10 first page, $8.50 each additional page, $1 per indexed name over four. Fee schedule
Palm Beach Palm Beach County Clerk of the Circuit Court & Comptroller, Recording Department
Clerk of the Circuit Court & Comptroller, Palm Beach County, Recording Department, P.O. Box 4177, West Palm Beach, FL 33402-4177
 Yes
Through Deeds.com, E-Recording Inc, File and Go, iRecord365, QuickDeeds.com
$10 first page (up to 8.5 x 14 inches), $8.50 each additional page. Fee schedule
Hillsborough Hillsborough County Clerk of Court and Comptroller, Recording
Hillsborough County Clerk of Court and Comptroller, P.O. Box 3249, Tampa, FL 33601-3249
 Yes
Through CSC Corporation Service Company, e-Doc Solutions, eRecordings Partners Network, Indecomm Global Services, RecordNation, Simplifile, File and Go (NOCs only), eRecordingUSA, Hopdox, Swift-E Recording Services
$10 first page, $8.50 each additional page, $1 per indexed name over four. Fee schedule
Orange Orange County Comptroller, Official Records
Orange County Comptroller, Attn. Official Records, P.O. Box 38, Orlando, FL 32802
 Yes
Through Corporation Service Company (CSC), eRecording Partners (EPN), Simplifile, Hopdox, Record Nation, Deeds.com, eRecording USA
$10 first page, $8.50 each additional page (stated for deeds; same statutory rate), $1 per name over four. Fee schedule
Duval Duval County Clerk of the Circuit Court, Recording Department
Duval County Clerk of the Circuit Court, Attention: Recording Department 1054, 501 West Adams Street, Jacksonville, FL 32202
 Yes
Through CSC eRecording Systems, eRecording Partners Network, Hopdox, Simplifile, Deeds.com, E-Recording USA, FileAndGo, iRecord365, QuickDeeds.com, RecordNation
$10 first page, $8.50 each additional page, $1 per name after the fourth. Fee schedule
Pinellas Pinellas County Clerk of the Circuit Court and Comptroller, Recording Services
Clerk of Courts, Recording Services, 315 Court St, Rm. 150, Clearwater, FL 33756
 Yes
Through eRecording Partners Network (EPN), Corporation Service Company (CSC), Simplifile, e-Docs Solutions
$10 first page, $8.50 each additional page, $1 per name beyond four. Fee schedule
Lee Lee County Clerk of Court & Comptroller, Official Records (Recording)
Lee County Clerk of Courts, Recording Department, P.O. Box 2278, Fort Myers, FL 33902
 Yes
Through CSC eRecording Solutions, eRecording Partners Network, Hopdox, Simplifile, E-Recording USA, File and Go, Record-Nation
$10 first page, $8.50 each additional page, $1 per indexed name over four. Fee schedule
Polk Polk County Clerk of the Circuit Court and County Comptroller, Official Records
Polk County Clerk, P.O. Box 9000, Bartow, FL 33831-9000 (add the department drawer number)
 Yes
Through CSC Recording Solutions, eRecording Partners Network, File and Go, Hopdox, Indecomm Global Services, QuickDeeds.com, Simplifile
$10 first page and $8.50 each additional page for instruments up to 14 x 8.5 inches. Fee schedule
Brevard Brevard County Clerk of the Court, Official Records/Recording Department
Brevard County Clerk, Recording Department, P.O. Box 2767, Titusville, FL 32781-2767 (overnight: Clerk of Court, 700 S Park Avenue, Bldg B, Titusville, FL 32780-4015)
 Yes
Vendors not listed online
Fee not published online; ask the office.

Collected from each office's website on October 2, 2026. Fees and filing methods change. Confirm them with the office before you record.

Recent changes to Florida lien law

Changes since 2022 that affect lien deadlines, notices, forms or filing.

HB 331 (ch. 2023-226): construction lien law amendments

Effective October 1, 2023

Added § 713.011 so a deadline falling on a weekend or holiday moves to the next business day, and clerk closures toll deadlines; brought licensed contractors providing construction or program management within 'contractor'; defined 'finance charge'; tightened notice of termination rules; raised the permit value that requires a certified notice of commencement from $2,500 to $5,000; required releases to carry the lienor's notarized signature and the lien's recording reference; required the clerk to serve a notice of contest on the lienor; raised the transfer bond add-on to $5,000; and made attorney fees available in lien and bond arbitration.

Ch. 2023-226, Laws of Fla.; Fla. Stat. §§ 713.01, 713.011, 713.10, 713.13, 713.132, 713.135, 713.18, 713.21, 713.22, 713.24, 713.29

HB 755 (ch. 2026-181): bond exemption in areas of critical state concern

Effective July 1, 2026

Exempts certain construction contracts on property in an area of critical state concern under a long-term (99-year or longer) ground lease with Habitat for Humanity or its affiliates from the § 255.05 public payment and performance bond requirements. Narrow, but it removes the bond remedy for subs and suppliers on those projects.

Ch. 2026-181, Laws of Fla. (CS/HB 755, approved June 30, 2026); Fla. Stat. § 255.05

Sources for this page (29)

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Florida mechanics lien FAQ

How long do I have to file a mechanics lien in Florida?
The Florida lien must be recorded within 90 days after last furnishing labor or materials. The same deadline applies to every claimant.
Do I need to send a preliminary notice in Florida?
Required for subcontractors, sub-subcontractors, and suppliers. Serve it on the property owner, the general contractor, and the construction lender by certified mail. Missing it usually forfeits lien rights for the unnoticed work.
Does a Florida mechanics lien need to be notarized?
Yes. The lien must be notarized before it is recorded. The lien claim must be sworn to under oath.
Where is a mechanics lien filed in Florida?
With the circuit court clerk for the county. Whether electronic recording is accepted varies by county, so check with the recording office and allow time for mailing and processing when working back from your deadline.
How long is a Florida mechanics lien valid?
A Florida lien must be enforced through a foreclosure lawsuit within 1 year after the lien is recorded. If no suit is filed by then, the lien expires and can no longer be used to force payment.
Can a subcontractor file a mechanics lien in Florida?
Yes. Subcontractors have lien rights in Florida, and so do sub-subcontractors. They must follow the preliminary notice rules to keep those rights.
Can I file a construction lien on a Florida public project?
Florida public projects are protected by the contractor's payment bond instead of liens. If you are not in privity with the contractor, serve a notice to contractor within 45 days after you start, then serve a notice of nonpayment no earlier than 45 days after first furnishing and no later than 90 days after final furnishing. Sue on the bond within one year after your last work or delivery. Source: Fla. Stat. § 255.05.
Can a supplier to a supplier file a Florida construction lien?
No. A materialman is a lienor only if it contracts with the owner, a contractor, a subcontractor or a sub-subcontractor. A company that sells only to another material supplier is outside that list, so it has no lien right, even though it may have helped supply the job. Source: Fla. Stat. § 713.01 (definitions of 'lienor' and 'materialman').
What if the work was ordered by a tenant?
The lien reaches the interest of the person who contracted for the work, so a tenant's contractor can lien the tenant's leasehold. The landlord's interest is protected when the lease expressly prohibits liens and the lease, a memorandum of it, or a notice of the prohibition is recorded before the notice of commencement. You can demand a verified copy of the lease provision within 30 days. Source: Fla. Stat. § 713.10.
Can the owner shorten or challenge my lien?
Yes. The owner can record a notice of contest of lien, which cuts your time to sue from one year to 60 days after service. The owner can also get a court summons requiring you to show cause within 20 days why the lien should not be enforced or cancelled, or transfer the lien to a cash deposit or bond. The prevailing party in an enforcement action recovers attorney fees. Source: Fla. Stat. §§ 713.21(4), 713.22(2), 713.24, 713.29.
How do I release a Florida lien once I am paid?
Record a satisfaction or release of lien in the clerk's office. Since October 1, 2023 it must carry your notarized signature and state the official records reference number and the recording date that the recording office stamped on the lien being released. Recording it discharges the lien. Source: Fla. Stat. § 713.21(1).
What does it cost to record a claim of lien in Florida?
Florida recording fees are set by statute and are the same in every county: $10 for the first page and $8.50 for each additional page of a standard document, plus $1 for each name indexed beyond four. A one-page claim of lien with four or fewer names costs $10 to record. E-recording vendors add their own service fee. Source: Fla. Stat. § 28.24; county clerk fee pages.

More Florida lien tools

Bordering states

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.