How to File a Mechanic's Lien in Florida (Step-by-Step)
By ClientCheck Team · 8 min read
Florida's lien law is unforgiving on deadlines. Here's the sequence — Notice to Owner, the 90-day recording window, and the one-year foreclosure clock — in plain English.
Why Florida liens trip up good contractors
Florida gives contractors strong lien rights, but the state's Construction Lien Law (Chapter 713) is procedural and strict. Miss a notice or a deadline and you can lose the right entirely — no matter how good your work was or how clearly you're owed. The good news: the sequence is knowable, and if you follow it, the lien is one of the most effective collection tools you have.
Step 1 — Serve the Notice to Owner (the big one)
If you don't have a direct contract with the property owner — for example you're a sub working under a GC — Florida generally requires you to serve a Notice to Owner within 45 days of first furnishing labor or materials. This is the step most subs miss. Serve it early; serving it late usually can't be fixed.
Step 2 — Record your Claim of Lien within 90 days
You must record your Claim of Lien in the county's official records within 90 days of your last day of work or last delivery of materials on the project. "Last day" means real work, not a token punch-list visit to reset the clock — courts look through that. The recorded lien must be served on the owner as well.
Step 3 — The one-year foreclosure clock
Recording the lien doesn't get you paid by itself; it clouds the title and creates pressure. To actually enforce it, you generally have one year from the recording date to file a lawsuit to foreclose the lien. If an owner serves you a "Notice of Contest of Lien," that window shortens to 60 days — so watch your mail.
Step 4 — Get the details right
Liens get thrown out on technicalities: wrong legal description, an inflated amount, or a missing signature. Include only what you're actually owed under the contract. When the balance is large, a few hundred dollars for an attorney to prepare or review the lien is cheap compared to losing it.
Before the next Florida job
The contractors who rarely file liens are the ones who vet first. Before you bid a big Tampa or Orlando remodel, check whether the property owner already has liens, judgments, or a paper trail with other contractors — it's the difference between a smooth job and a year in court.
This is general information for Florida projects as of 2026, not legal advice. Deadlines are strict and fact-specific — confirm the current statute or consult a Florida construction attorney before relying on it.