Construction Lien

September 3, 2025

Overview-Protecting Yourself

If you are a (sub)contractor or you hire a (sub)contractor and the project improvements cost more than $2,500, it is important to have a basic grasp of the construction lien process. If you are a contractor you need to protect your investment on labor and materials. Without basic knowledge of the lien process you could miss out on money you rightfully earned. If you are someone who hires a contractor you need to protect yourself. Otherwise you may be liable to pay a twice for the same labors and materials if your contractor fails to pay his suppliers or subcontractors. The construction lien process can be complicate and has strict deadlines. If you need help or have questions about a lien issue it is recommended you contact an experienced attorney at The Law For All today. We also serve clients in the Boca Raton, FL area.

Who may file a construction lien?

Under Florida law a (sub)contractor or material supplier ("lienor") who provides labor, work, or materials for the improvement of private real property located within Florida has a lien on that property for the value of the materials, labor, or work provided. Florida Statutes § 713.02 and § 713.06.


Florida law does not require that you have a written contract to file a mechanics lien, therefore, contracts can be oral, written, express or implied. However, in Florida the following parties do not have rights to file a Florida mechanics lien:


  • Sub-sub-subcontractors (those hired by sub-subs)
  • Suppliers to suppliers
  • Suppliers to sub-sub-subcontractors
  • Anybody required to be licensed in Florida, but who is not
  • Maintenance workers (In order to qualify in Florida, the work and/or materials provided must permanently improve the property)

What's required to get a construction lien?

1) NOTICE TO OWNER


You must strictly follow the Florida Notice to Owner provisions after providing the first labor or materials, or you can lose your lien rights.


If you did not contract directly with the property owner you must serve a Notice to Owner within 45 days of “furnishing labor and/or materials to the construction project.” However, there are two exceptions: (1) individual wage-laborers (2) architects, engineers, or other design professionals are not required to do so.


If you are a property owner you may request a list of subcontractors and suppliers working on the project from your direct contractor (i.e. general contractor). After you make the request, the contractor has 10 days to supply you with the list of all subcontractors and suppliers that they have hired.


Who must receive the notice to owner? The following rules apply:


  • If you were hired by the general contractor, send the notice to the property owner.
  • If you were hired by a subcontractor, send the notice to the property owner and the general contractor.
  • If you were hired by a sub-subcontractor, send the notice to the property owner, the general contractor and the subcontractor.


What if you don’t know who these parties are, don’t worry? Florida’s laws allow you to reply with publicly available information.

***The Florida Notice to Owner must be sent Certified Mail with Return Receipt Requested. It must also contain a specific warning and information, set forth in Florida § 713.06 (2-c).***


2) YOU MUST FILE YOUR MECHANICS LIEN WITHIN 90 DAYS FROM LAST DOING WORK


In Florida you must record your mechanics lien within 90 days from the last day you provided labor, services or materials to a construction or renovation project. This 90 day timeframe does NOT always begin the date the project was completed. It often begins days or even weeks before. The 90-day period begins to run when the substantive portion of your work is completed. You cannot include touch-ups, correction of deficiencies in work, or warranty work in determining this date. For equipment rentals the last date of furnishing is the last date the equipment was actually on site and available for use.


Where do I file the claim on lien?


Be careful where you are recording your lien, if it is the wrong place it may be NULL and VOID. While most counties in Florida maintain property records with the Clerk of Court, some exceptional counties in Florida have designated a “County Recorder” to be responsible for property records. It is important to determine where you must file your lien ahead of time so that you don’t miss your deadline.

Things to know

EXAGGERATING A FLORIDA LIEN CLAIM IS A 3RD DEGREE FELONY


Do not exaggerate your mechanics lien.


While this seems easy to avoid, it can sometimes be tough to distinguish between a “mistake” and a willful or negligent exaggeration. Florida does not allow you to include amounts for unapproved change orders, unperformed work, or similar claims for damage payments within the mechanics lien. Thus, doing so can lead to a fraudulently exaggerated lien because Florida mechanics lien law only allows lienors to encumber the property for the value of its actual permanent improvement to the property.


Similarly, lien claimants should not add costs, lien fees, interest, or attorneys fees to their Florida mechanics lien. There is no need to include any of these amounts on the lien claim because these amounts may be recoverable if you win in litigation.


KNOW THE DEADLINE TO ENFORCE YOUR LIEN


In Florida mechanic liens are only effective for a specifically defined period of time—1 year from the date the lien was recorded. Once that 1 year period passes, the lien expires, unless you’ve filed a lawsuit to foreclose upon the property and the lien.


  • This 1-year period can be dramatically shortened by the property owner to as little as 60 or 20 days from when the lien is recorded. Contact The Law For All now for more information regarding the following enforcement deadline exceptions:
  • Notice of Contest of Lien (F.S. 713.22-2)—foreclosure period is reduced to 60 days after the lien is filed
  • The foreclosure period is reduced to 20 days after the lien is filed if the owner files a lawsuit complaint and the county clerk issues a summons to the lienor (F.S. 713.21-4).

PROPERTY OWNER TIPS: I hired a Contractor...

If you are a private property owner concerned about “liens” on the title to the property you can exempt the property from liens by securing a bond payment in anticipation of construction. The Law for All can help you with this process on a flat fee basis; however, for those who want to try to do it themselves see Florida Statutes § 713.23 (Payment Bond) and § 713.245 (Conditional Payment Bond). The bond acts as security for the payment of the lienor instead of the property itself. Therefore, when the project is bonded, the lienor has a claim against the bond for the value of the work and/or the materials provided to improve the property whereas the lienor has a claim against the property when the project is not bonded. Property owners do have the ability to transfer liens to bonds after a lien is recorded. Florida Statutes § 713.24.


1. If your contractor filed a claim of lien on your property, a Release of Lien is a written statement that removes your property from the threat of lien. Before you make any payment, it is important you receive this waiver from suppliers and subcontractors covering the materials used and work performed for the project.


2. If your contract calls for partial payments before the work is completed, you can get a Partial Release of Lien covering all workers and materials used up until that point.


3. Before you make the last payment, make sure you obtain an affidavit from your contractor that specifies all unpaid people who performed labor, services or provided materials to your property. It is important that your contractor provides you with final releases from these parties before you make the final payment.


4. You must file a Notice of Commencement before beginning a home construction or remodeling project. You can find this form at your local authority that issues building permits. You must record the form with the Clerk of the Circuit Court in the county where the property being improved is located. You must also post a certified copy at the job site.


5. You must file the Notice of Commencement with the building department before the building department can perform the first inspection. The Notice of Commencement notes the intent to begin improvements, the location of the property, description of the work and the amount of bond (if any). It also identifies the property owner, contractor, surety, lender and other pertinent information. Failure to record a Notice of Commencement or incorrect information on the Notice could contribute to your having to pay twice for the same work or materials.

CONTRACTOR TIPS: I filed a construction lien, was it correct?

The list below summarizes some common errors made while filing construction liens in Florida. The Florida Construction Lien Laws can be found in Chapter 713 of the Florida Statutes. These laws have been held to require strict compliance. Therefore, careful attention to the details of time periods and notice requirements are essential to protecting the lien rights of contractors, subcontractors, sub-subcontractors and certain material supplies men.


1. Failure to Timely Serve Notice to Owner:


For most lienors not in direct contact with the owner, the Notice to Owner must be served within 45 days of the first furnishing of labor and materials on the project. However, it is important to note that despite the 45 days it must be served before final payment by the owner. Many business owners think the 45 day period doesn’t begin to run until the last day on the job and others wait until the first missed payment before they file a Notice to Owner. By this time it is often too late.


2. Failure to Serve Notices on Proper Parties:


In addition to being timely, in order to ensure proper service of the Notice to Owner, it must be served on the proper parties. This information can be taken from the Notice of Commencement. Property owners are required to record and post the Notice of Commencement at the job site. The Notice may list additional parties which must be served copies of the Notices. If you can't find the Notice - ASK! If there is no Notice of Commencement recorded or posted, you may rely on the information contained in the Building Permit Application.


3. Failure to Serve Notices by Proper Method:


All notices must be served by certified mail, return receipt requested, to the address listed on the Notice of Commencement. However, you may serve Notices by hand or by facsimile transmission if the Notice of Commencement provides a fax number for service of notices.


4. Overstatement of Amounts Due:


You must be truthful in your amounts owed. If you are not the property owner can allege willful exaggeration of amounts due in a Claim of Lien as a complete defense to your recorded Lien. This will result in discharge of your Lien and has the potential for you to be liable to the lienor for costs, attorney's fees and potential damages. It is important to claim only the amount that is legitimately due.


5. Failure to Respond to Sworn Statement Requests:


If you are requested, in writing, to furnish a Sworn Statement of Account pursuant to § 713.16, Florida Statutes, setting forth the labor and materials and the amounts due, you must provide such statement within thirty (30) days. If the statement is not furnished, is not "sworn," or is a false or fraudulent statement you may lose your lien rights.


6. Failure to Timely File a Claim of Lien:


The Claim of Lien must by recorded within ninety (90) days after the final furnishing of labor and materials. It is important to be accurate in calculating the ninety (90) day time period (as discussed above). If the last day is a Saturday, Sunday or a legal holiday, the time period is extended to the next business day.


7. Failure to Provide Copy of Claim of Lien:


You are required to serve a copy of the Claim of Lien within fifteen (15) days of recording, by certified mail, return receipt requested, to all parties entitled to receive notices pursuant to the Notice of Commencement. Though the failure to do this will not automatically invalidate your lien, it may raise defenses if the Owner, Contractor or others suffered damage as a result.


8. Failure to Foreclose Claim of Lien Within One (1) Year:


The Claim of Lien is only valid for one (1) year after recording. If an action to foreclose the Claim of Lien is not filed within that 1 year period, the lien is no longer valid and the security of the lien is lost. Again, if the last day is on a Saturday, Sunday or legal holiday, the time period is extended to the next business day.


Conclusion:


Filing a construction lien requires careful attention to avoid any potential "pitfalls" along the way. Many times, lienors are aware that time periods have expired and that notices have not been given in compliance. DO NOT file your Claim of Lien anyway to try to intimidate the owner or contractor into payment. The consequences of these actions may include liability for attorney's fees, damages for slander of title and, in extreme cases, criminal liability.

Recent Posts

September 3, 2025
The subject matter of trade secret law is almost unlimited in terms of the content or subject matter that may be protected. Trade secret law varies by state, but typically relies on private measures, rather formal registration, to preserve exclusivity. “A trade secret is any information that can be used in the operation of a business or other enterprise and that is sufficiently valuable and secret to afford an actual or potential economic advantage over others” (U.S. Legal Code, The Restatement (Third) of Unfair Competition, §39). The secret may be a formula; a process of manufacturing, treating, or preserving materials; a pattern for a machine or other device; or a list of customers. Id. The two major restrictions on the domain of trade secrets are (1) the requirements of secrecy and (2) competitive advantage. An intellectual work is not a secret if it is generally known within the industry, published in trade journals, reference books, etc., or readily copyable from products on the market. Although trade secret rights have no built-in expiration, they are extremely limited in one important respect. Owners of trade secrets have exclusive rights to make use of the secret only as long as the secret is maintained. If the secret is made public by the owner, then trade secret protection lapses and anyone can make use of the information. Moreover, owners' rights do not exclude independent invention or discovery. Within the secrecy requirement, owners of trade secrets enjoy management rights and are protected from misappropriation. This latter protection is probably the most important right granted, given the proliferation of industrial espionage and employee theft of intellectual works. If you need help or have questions about a trade secret issue it is recommended you contact an experienced attorney at The Law For All today.
September 3, 2025
In the United States, under the territoriality doctrine, a trademark is recognized as having a separate existence in each sovereign territory in which it is registered or legally recognized as a mark. The basic rule of trademark ownership in the United States is priority of use. A Trademark can be protected through Common Law or through state and/or federal registration. Common law is the default. All common law and federal/state registration rights are built upon the foundation of first-in-time, first-in-right. Priority of trademark rights in the United States depends solely upon priority of use in the United States, not on priority of use anywhere in the world. Prior use in a foreign nation does not establish priority of use in America. Thus, shipments and sales between foreign nations do not establish trademark rights in the United States. Prior use of a trademark in a foreign country does not entitle its owner to claim exclusive trademark rights in the United States as against one who used a similar trademark in the U.S. prior to entry of the foreigner into the domestic American market. Under Section 43 of the Lanham Act, an owner of a mark (whether registered or common law protected) may bring an action for trademark infringement. To prove trademark infringement, a plaintiff must show that: (1) the mark is valid and legally protectable; (2) the mark is owned by the plaintiff; and (3) the defendant's use of the mark to identify goods or services is likely to create confusion concerning the origin of the goods or services. If you need help or have questions about a trademark issue it is recommended you contact an experienced attorney at The Law For All today.
September 3, 2025
A copyright is a form of protection provided by the laws of the United States (Title 17, U.S.Code) to the authors of “original works of authorship,” including literary, dramatic, musical, artistic, and certain other intellectual works. Copyright protection begins from the time the work is created in a fixed form. The copyright in the work of authorship immediately becomes the property of the author who created the work. 17 U.S.C. § 102. Only the author or those deriving their rights through the author can rightfully claim a copyright. In the case of works made for hire, the employer and not the employee is considered to be the author. 17 U.S.C. § 101. Copyrightable works include the following categories: 1 literary works 2 musical works, including any accompanying words 3 dramatic works, including any accompanying music 4 pantomimes and choreographic works 5 pictorial, graphic, and sculptural works 6 motion pictures and other audiovisual works 7 sound recordings 8 architectural works. 17 U.S.C. § 102. Several categories of material are generally not eligible for federal copyright protection. These include among others: Works not fixed in a tangible form of expression (for example, unrecorded choreographic works, or improvisational speeches or performances that have not been written or recorded) Titles, names, short phrases, and slogans; familiar symbols or designs; mere variations of typographic ornamentation, lettering, or coloring; listings of ingredients or contents Ideas, procedures, methods, systems, processes, concepts, principles, discoveries, or devices, as distinguished from a description, explanation, or illustration Works consisting entirely of information that is common property and containing no original authorship (for example: standard calendars, height and weight charts, tape measures and rulers, and lists or tables taken from public documents or common sources). US Copyright Office Circulator 01: Copyright Basics. If you need help or have questions about a copyright issue it is recommended you contact an experienced attorney at The Law For All today. We also serve clients in the Boca Raton, FL area.
Show More