Florida Mechanics Lien — Deadlines, Laws, and Filing Guide
Florida Mechanics Lien Deadlines
In Florida, a lienor must record a claim of lien within 90 days from the last date of furnishing labor, materials, or services. This 90-day deadline runs from the last day the claimant actually performed work or delivered materials, not from the date of non-payment.
Florida Notice to Owner (NTO)
Florida subcontractors, sub-subcontractors, and material suppliers who do not have a direct contract with the owner must serve a Notice to Owner (NTO) within 45 days of first furnishing labor or materials. Without a timely NTO, lien rights are forfeited entirely.
Florida Notice of Commencement
Florida property owners and their general contractors must record a Notice of Commencement before construction begins. Lienors should obtain a certified copy to identify the proper parties for the NTO.
Florida Lien Enforcement Deadline
In Florida, a recorded claim of lien must be enforced by filing a foreclosure lawsuit within 1 year of the date the lien is recorded. Failure to enforce within the time limit releases the lien.
Frequently Asked Questions
What is the deadline to file a mechanics lien in Florida?
In Florida, the deadline to record a claim of lien is 90 days from the last date of furnishing labor, materials, or services on the project.
What is a Florida Notice to Owner?
A Notice to Owner (NTO) is a mandatory preliminary notice that Florida subcontractors and suppliers must serve within 45 days of first furnishing labor or materials. Without a timely NTO, those parties lose their 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.