Florida Mechanics Lien — Deadlines, Laws, and Filing Guide
Florida mechanics lien law under Florida Statutes Chapter 713 provides strong payment protection for contractors, subcontractors, and suppliers. Florida's Notice to Owner (NTO) requirement is one of the most important preliminary notice obligations in the country.
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.