FL · Mechanics Lien Law
Florida Mechanics Lien Law: Deadlines, Notices & Filing Guide
Florida Chapter 713 is built around the Notice to Owner: subcontractors and suppliers who fail to serve it within 45 days of first furnishing lose all lien rights — even if they are otherwise paid in full to date.
Florida mechanics lien deadlines at a glance
All claimants not in direct privity with the owner must serve a Notice to Owner before commencing work or within 45 days of first furnishing — whichever is earlier.
Record the Claim of Lien within 90 days of last furnishing labor or materials.
Suit to foreclose must be filed within 1 year of recording the Claim of Lien (or sooner if the owner serves a 20-day Notice of Contest of Lien, which shortens it to 60 days).
Public-bond claimants must serve notice of nonpayment within 90 days of final furnishing under § 255.05 and file suit within 1 year.
Primary statute
Florida Construction Lien Law, Chapter 713, Part I · Florida Statutes § 255.05 (Public Bond)
View official statuteWho can file a mechanics lien in Florida?
Contractors, subcontractors, sub-subcontractors, material suppliers, laborers, and design professionals in privity with the owner or who served a Notice to Owner.
Overview of Florida lien practice
Florida's Construction Lien Law is one of the most claimant-unfriendly statutes in the country if procedures are not followed. The Notice to Owner is the foundation of every subcontractor and supplier lien — it must be served on the owner (and any lender or contractor identified in the Notice of Commencement) within 45 days of first furnishing labor or materials. The Claim of Lien is then recorded within 90 days of last work, and suit to foreclose must follow within one year — which an owner can shorten to 60 days by serving a Notice of Contest of Lien.
Common pitfalls on Florida projects
Late Notice to Owner
The 45-day window runs from first furnishing, not last. Suppliers who deliver materials over a long period and serve notice at the end have no lien rights at all.
Missing the Notice of Commencement chain
Owners file a Notice of Commencement listing the contractor and lender. Failing to use the addresses on the recorded NOC can void the Notice to Owner.
Owner-served Notice of Contest cuts the year to 60 days
Many subcontractors plan around the one-year suit window and are caught when an owner contests, leaving only 60 days to file.
Florida mechanics lien FAQs
What is a Notice to Owner in Florida?
A statutory notice required of every lien claimant who is not in direct privity with the owner. It must be served within 45 days of first furnishing labor or materials, and failure to serve it on time forfeits all lien rights for the project.
When do I record the Claim of Lien?
Within 90 days of the last day labor or materials were furnished to the project.
Can the owner shorten my time to sue?
Yes. By recording a Notice of Contest of Lien, the owner can shorten the year-long enforcement window to 60 days.
Filing a Florida mechanics lien or bond claim?
My Lien Lawyer coordinates mechanics lien filings, bond claims, and construction collections in Florida — directly or through our vetted local-counsel network. The first call is free.
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This page is general information and not legal advice. Statutes change — verify against the official text linked above.