What Is a Mechanics Lien in Florida — Complete 2026 Guide
Florida mechanics lien law under Florida Statutes Chapter 713 requires subcontractors and suppliers to serve a Notice to Owner within 45 days of first furnishing and file a Claim of Lien within 90 days of last furnishing. Missing either deadline permanently eliminates payment protection rights.
Florida Notice to Owner Requirement
The Notice to Owner (NTO) is one of the most critical requirements in Florida mechanics lien law. Any party who does not have a direct contract with the property owner — including subcontractors, sub-subcontractors, and material suppliers — must serve the NTO within 45 days of first furnishing labor or materials on the project. Without a timely NTO, these parties permanently lose their right to file a mechanics lien, regardless of how much they are owed.
Florida 90-Day Lien Filing Deadline
Once the Notice to Owner is properly served (or if you are an original contractor with a direct contract), you must record a Claim of Lien with the Clerk of the Circuit Court within 90 days of the last date you furnished labor, materials, or services on the project. The 90-day clock runs from your actual last date of furnishing — not from the date of non-payment or the date the dispute arose.
Where to File — Clerk of Circuit Court
Florida mechanics liens are recorded with the Clerk of the Circuit Court in the county where the project is located. Unlike most states that use a County Recorder, Florida uses the Circuit Court Clerk system. Major filing offices include the Clerk of the Circuit Court for Miami-Dade, Broward, Palm Beach, Hillsborough (Tampa), and Orange County (Orlando).
Florida Lien Enforcement — 1 Year
After recording a Claim of Lien in Florida, the lien claimant must file a foreclosure lawsuit within 1 year of the date the lien was recorded. Florida's 1-year enforcement deadline is longer than California's 90 days but shorter than New York's enforcement period. If no lawsuit is filed within 1 year, the lien automatically expires.
Common Florida Mechanics Lien Mistakes
The most common Florida lien mistakes include: missing the 45-day NTO deadline (the single most common fatal error), calculating the 90-day filing deadline from the date of non-payment instead of from last furnishing, serving the NTO on the wrong parties, and failing to obtain a certified copy of the Notice of Commencement to identify the correct owner and lender. The Mechanics Lien Management State System identifies all Florida deadlines and required recipients.
Frequently Asked Questions
What is the deadline to file a mechanics lien in Florida?
In Florida, you must record a Claim of Lien within 90 days of your last date of furnishing labor, materials, or services on the project.
Do I need to serve a Notice to Owner in Florida?
Yes, if you do not have a direct contract with the property owner. Subcontractors, sub-subcontractors, and material suppliers must serve a Notice to Owner within 45 days of first furnishing. Missing this deadline permanently eliminates lien rights.
Where do I record a mechanics lien in Florida?
Record the Claim of Lien with the Clerk of the Circuit Court in the county where the project is located.
How long does a Florida mechanics lien last?
A Florida Claim of Lien must be enforced by filing a foreclosure lawsuit within 1 year of recording the lien or it automatically expires.