Mechanics lien law
Florida lien deadlines for contractors
Updated · Checked against primary sources
The short answer
In Florida, subs and suppliers not in privity with the owner must serve a Notice to Owner within 45 days of first furnishing. Every lienor must record a claim of lien within 90 days of final furnishing and serve it on the owner within 15 days of recording. Sue within 1 year of recording, or within 60 days if the owner records a notice of contest.
The deadlines
| Step | Rule |
|---|---|
| Preliminary notice: who | All lienors not in privity with the owner (subs, sub-subs, suppliers) except laborers must serve a Notice to Owner. Sub-subs and suppliers to subs must also serve a copy on the contractor; a supplier to a sub-sub must also serve the subcontractor if it knows its name and address. Contractors in privity with the owner do not serve it. |
| Preliminary notice: when | Before commencing, or not later than 45 days after commencing, to furnish labor, services or materials, and in any event before the owner disburses final payment after the contractor furnishes its final affidavit (713.06(2)(a)). |
| File or register the lien | Record the claim of lien at any time during the work but not later than 90 days after the lienor's final furnishing of labor, services or materials (713.08(5)). Serve it on the owner before recording or within 15 days after; late service makes it voidable to the extent it prejudices someone (713.08(4)(c)). Same deadline for contractors and subs. |
| Enforce or perfect it | Within 1 year after the claim of lien is recorded (713.22(1)). If the owner records a notice of contest of lien, suit must be filed within 60 days of service of that notice or the lien is automatically extinguished (713.22(2)). |
| Residential jobs | Contractors in direct contract with an owner for improvements over $2,500 to a 1 to 4 unit dwelling must include the statutory Florida Construction Lien Law disclosure in the contract (12 point bold capitals on the first page or a separate signed page). Failing to give it does not bar a lien against a person not adversely affected (713.015). |
Other notices and rules
- Contractor's final payment affidavit (713.06(3)(d)): a contractor in privity must give the owner a final affidavit at least 5 days before filing suit to enforce its lien, even if the contract was terminated; a contractor in default on the affidavit has no lien or right of action.
- Notice of commencement (713.13): recorded by the owner before work starts and posted on site; it expires 1 year after recording unless a different date is stated. Owner payments after expiration are improper payments.
- Notice of contest of lien (713.22(2)): shortens the enforcement window to 60 days.
Common questions
- Do I need to send a preliminary notice in Florida?
- All lienors not in privity with the owner (subs, sub-subs, suppliers) except laborers must serve a Notice to Owner. Sub-subs and suppliers to subs must also serve a copy on the contractor; a supplier to a sub-sub must also serve the subcontractor if it knows its name and address. Contractors in privity with the owner do not serve it. Before commencing, or not later than 45 days after commencing, to furnish labor, services or materials, and in any event before the owner disburses final payment after the contractor furnishes its final affidavit (713.06(2)(a))..
- How long do I have to file a lien in Florida?
- Record the claim of lien at any time during the work but not later than 90 days after the lienor's final furnishing of labor, services or materials (713.08(5)). Serve it on the owner before recording or within 15 days after; late service makes it voidable to the extent it prejudices someone (713.08(4)(c)). Same deadline for contractors and subs.
- How long does a Florida lien last before I have to enforce it?
- Within 1 year after the claim of lien is recorded (713.22(1)). If the owner records a notice of contest of lien, suit must be filed within 60 days of service of that notice or the lien is automatically extinguished (713.22(2)).
General information from the statutes cited below, checked 2026-09-24. Lien law is strict and details depend on your role and contract. Confirm with a construction lawyer in Florida before relying on a deadline. Read from the 2026 Florida Statutes on the official Florida Legislature site.
Where Pavado comes in
How Pavado builds a CRM around your jobs
Lien rights are usually lost to a calendar, not a court. We build CRMs that start each job's notice and lien clocks from its real start and completion dates and remind you before every deadline, so the rights you earned by doing the work are still there when a customer stops paying.
Instead of bending your shop around someone else's software, we build the system around how your jobs actually move, and connect it to what you already use.
- Your pipeline, your stages. From first call to paid invoice, set up the way your team already works.
- Automations for the busywork. Follow-ups, reminders and handoffs that happen without anyone remembering.
- One record per customer. Calls, quotes, jobs, photos and invoices in one place instead of five apps.
- Connected to your stack. QuickBooks or Xero, Gmail or Outlook, payments and e-sign, plus thousands more through Zapier and an API.
- 1.Book a free demo and walk us through how a job moves today.
- 2.We map the workflow and send a scoped proposal, free.
- 3.We build it, connect your tools and get your team using it.
The first conversation and a scoped proposal are free, and we will tell you early if we are not the right fit.
Go deeper
- GuideWhen to File a Construction Lien: 2026 DeadlinesFile while the clock runs: 30 to 60 days in Canada (60 in Ontario), 90 to 180 in most US states, counted from completion. Registering costs $200 to $500.
- GuideCustomer Short Paid the Final Invoice: 5 MovesBefore you chase the balance, decide whether to deposit the cheque. In the US, cashing one marked 'paid in full' can legally erase what you are owed.
- GuideHow to Collect a Contractor Deposit: 5 RulesMake the deposit due 3 to 5 business days before the start date, size it to your upfront spend, and check state caps: California's is $1,000, not $10,000.
- GuideProgress Payment Schedule: 6 Rules That Get PaidEight states cap what you can collect up front. California's limit is $1,000. How to build a draw schedule under your legal ceiling and stay cash positive.
Other states
- USAlabama lien deadlines
- USAlaska lien deadlines
- USArizona lien deadlines
- USArkansas lien deadlines
- USCalifornia lien deadlines
- USColorado lien deadlines
Sources
- Fla. Stat. 713.015 (residential contract disclosure)
- Fla. Stat. 713.06 (Notice to Owner, contractor final affidavit)
- Fla. Stat. 713.08 (claim of lien)
- Fla. Stat. 713.13 (notice of commencement)
- Fla. Stat. 713.22 (duration of lien, notice of contest)
Cite this page
Pavado, “Florida Lien Deadlines 2026: Notice and Filing”, https://www.pavadotech.com/lien-deadlines/florida, updated 2026-09-24.