Florida Construction Lien Resources
45-day Notice to Owner. Miss it and the lien is gone. Everything a contractor, subcontractor or supplier needs to protect lien rights in Florida.
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Notice to Owner after first furnishing
Record the Claim of Lien after final furnishing
Serve the lien after recording (or before)
Enforce after recording (60 days if contested)
Florida deadline calculator
Enter your dates and see every deadline in order. Red rows are the ones that can cost you the lien.
How a Florida lien comes together
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Before work starts
Get the Notice of Commencement
The owner records the NOC and posts it on site before the first inspection. It usually expires 1 year after recording.
Fla. Stat. 713.13
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Day 40 from first furnishing
Mail the Notice to Owner (safe harbor)
Certified or registered mail sent within 40 days is effective on the mailing date, even if returned refused or unclaimed, when properly addressed and logged.
Fla. Stat. 713.18
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Day 45 from first furnishing
Notice to Owner deadline
Serve the owner, and the contractor if you are not in privity with the contractor. Must also be before the owner’s final payment. Failure is a complete defense to the lien.
Fla. Stat. 713.06
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Day 90 from final furnishing
Record the Claim of Lien
Record with the Clerk of Court in the county where the property is located.
Fla. Stat. 713.08
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15 days after recording
Serve the Claim of Lien
Serve the owner before recording or within 15 days after. Late service makes the lien voidable to the extent of prejudice.
Fla. Stat. 713.08
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1 year after recording
File suit to enforce
The owner can shorten this to 60 days by serving a Notice of Contest of Lien.
Fla. Stat. 713.22
The Florida rules, abstracted
A working summary of the Construction Lien Law for notice, recording and enforcement.
Who has lien rights
Contractors, subcontractors, sub-subcontractors, materialmen and laborers who furnish labor, services or materials to improve real property.
Notice of Commencement
Recorded by the owner or the owner’s agent before work begins and posted on site before the first inspection. Unless it states otherwise, it is not effective after 1 year from recording, and it is void if work doesn’t start within 90 days.
Notice to Owner
Anyone not in privity with the owner, except laborers, serves it no later than 45 days after first furnishing and before the owner’s final payment. Sub-subcontractors and suppliers to subcontractors also serve the contractor. Failure to serve, or to serve on time, is a complete defense to the lien.
Claim of Lien
Record within 90 days after final furnishing. Serve the owner before recording or within 15 days after. Late service makes the lien voidable to the extent it prejudiced someone relying on it.
Service rules
Hand delivery; common carrier, registered mail or certified mail with proof of delivery; or posting on site if those fail. Certified or registered mail sent within 40 days after first furnishing is effective on the mailing date, even if returned refused or unclaimed, when addressed per the NOC or permit and logged.
Contractor’s final payment affidavit
A contractor in privity with the owner must deliver its final payment affidavit to the owner at least 5 days before filing suit to enforce the lien.
Enforcement
The lien expires 1 year after recording unless suit is filed. The owner can serve a Notice of Contest of Lien, which cuts the window to 60 days.
Where Florida liens go wrong
- Missing the 45-day Notice to Owner. In Florida it’s a complete defense, not a reduction.
- Mailing on day 44 and hoping. Mail inside 40 days to get the mailing-date safe harbor.
- Relying on an expired Notice of Commencement for owner and address details.
- Ignoring a Notice of Contest of Lien. You have 60 days to sue.
What do I need to send?
- Notice to Owner within 45 days (mail within 40)
- Claim of Lien within 90 days of final furnishing
- Serve the Claim of Lien within 15 days of recording
- Suit within 1 year (60 days if contested)
- No Notice to Owner
- Claim of Lien within 90 days of final furnishing
- Final payment affidavit at least 5 days before suit
- Record and post the Notice of Commencement
- Collect statutory waivers before disbursing
- Consider a Notice of Contest of Lien on a disputed claim
Public projects: payment bonds
You can’t lien public property. On state and local jobs, your security is the contractor’s payment bond under the Fla. Stat. 255.05 (Little Miller Act).
- Claimants not in privity with the contractor serve the contractor a written notice before or within 45 days after starting to furnish.
- Serve a notice of nonpayment on the contractor and surety no earlier than 45 days after first furnishing and no later than 90 days after final furnishing.
- Suit against the contractor or surety must be filed within 1 year after the labor is performed or material delivered.
- State contracts of $100,000 or less don’t require a bond; local contracts of $200,000 or less may be exempted.
Fla. Stat. 255.05
Lien waivers
Florida provides statutory forms for progress payment and final payment waivers. Lien rights can’t be waived in advance, only for work already furnished. A party can’t require a waiver that differs from the statutory forms.
Fla. Stat. 713.20
Federal projects
The Miller Act governs federal jobs in every state. Second-tier claimants give written notice to the prime contractor within 90 days after last furnishing; suit within 1 year after last furnishing.
40 U.S.C. 3133
Read the Florida law
We link to the official statute instead of hosting a copy, so you always read the current version. Our summaries were last checked against these sources on September 29, 2026.
Florida services
Flat pricing per document. Premium members pay less on every filing.
Basic: free with signup. Premium: $299 per year.
Basic Membership
Create your free LienNow account to access all our services at standard pricing. No cost, no commitment. Sign up in minutes and start filing right away at our standard pricing. It’s a good fit for contractors and suppliers who file occasionally.
Premium Membership
Premium includes everything in Basic, plus discounted pricing across our service offerings. If you file notices or liens regularly, the savings can quickly cover the annual fee.
| Service | Premium | Basic |
|---|---|---|
| Request for Notice of Commencement | Starting at $35 | Starting at $60 |
| Notice to Owner | Starting at $55 | Starting at $90 |
| Notice of intent to lien (optional demand) | Starting at $75 | Starting at $110 |
| Claim of lien: prepare, record and serve | Starting at $225 | Starting at $395 |
| Lien release / discharge | Starting at $110 | Starting at $165 |
| Public job bond notice or claim | Starting at $210 | Starting at $375 |
| Miller Act bond notice or claim (federal jobs) | Starting at $195 | Starting at $350 |
| Title search and legal description | Starting at $300 | Starting at $350 |
| Rush service (within 7 business days) | Starting at $75 | Starting at $150 |
| Same-day service (24-hour turnaround) | Starting at $125 | Starting at $200 |
| Electronic recording (e-file) | Starting at $45 | Starting at $75 |
Prices are LienNow service fees per document. County recording fees, state registry or portal fees, certified mail, postage and notary fees are billed at cost. Court actions to enforce a lien are handled by an attorney and are not included.
Florida lien questions
What happens if I miss the Notice to Owner?
Failure to serve it, or to serve it on time, is a complete defense to enforcement of the lien.
Does certified mail have to be delivered?
Not if it’s mailed within 40 days after first furnishing, properly addressed and logged. Then it’s effective on the mailing date.
When is the Florida lien deadline?
90 days after your final furnishing of labor, services or materials.
How long does a Florida lien last?
1 year after recording unless suit is filed, or 60 days after the owner serves a Notice of Contest of Lien.
Working a Florida job?
Send us the job. We prepare, serve and record your Florida notices and liens, and track every deadline.
The information on this page is general information about Florida law as of the review date shown. It is not legal advice, and LienNow is not a law firm. Deadlines depend on the facts of each project. Consult a licensed Florida attorney about your specific situation.