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Mechanics Lien Deadlines in Florida

In Florida, a claim of lien must be recorded within 90 days after final furnishing, lienors not in privity with the owner must serve a notice to owner within 45 days of starting, and suit must be filed within 1 year after recording.

Last checked . General information, not legal advice.

Florida at a glance

Deadline to record lien
90 days after final furnishing
If the original contract is terminated, a lien must be recorded within 90 days after termination or 90 days after final furnishing, whichever is first.
Preliminary notice required
Yes in some cases (notice to owner, non-privity lienors)
Lienors not in privity with the owner (except laborers) must serve a notice to owner before or within 45 days after starting work.
Deadline to enforce lien
1 year after recording
The owner can shorten this by filing a notice of contest of lien.

Sources

Last checked

The rules in Florida

How long does a contractor have to file a mechanics lien in Florida?

Deadline to record lien in Florida: 90 days after final furnishing. If the original contract is terminated, a lien must be recorded within 90 days after termination or 90 days after final furnishing, whichever is first.

Is a preliminary notice required before filing a mechanics lien in Florida?

Yes in some cases (notice to owner, non-privity lienors). Preliminary notice required in Florida: yes in some cases (notice to owner, non-privity lienors). Lienors not in privity with the owner (except laborers) must serve a notice to owner before or within 45 days after starting work.

How long do you have to foreclose a mechanics lien in Florida?

Deadline to enforce lien in Florida: 1 year after recording. The owner can shorten this by filing a notice of contest of lien.

Where do the Florida mechanics lien deadlines come from?

The rules above come from Fla. Stat. 713.08, Fla. Stat. 713.06, Fla. Stat. 713.22 and Fla. Stat. 713.132. Each source is linked on this page. We last checked them in October 2026.

Good to know

An owner can record a notice of termination that ends the notice of commencement 30 days after recording or on a later stated date (Fla. Stat. 713.132, last amended in 2023).

What this means in practice

Deadlines often differ by role. The period for a general contractor who dealt directly with the owner can be different from the period for a subcontractor or supplier, and residential projects can have their own rules. Check which category fits before relying on a single number.

The event that starts the clock matters as much as the length of the period. Depending on the statute, it can be the last day labor or materials were furnished, completion of the project, or the recording of a notice of completion or commencement by the owner. Keeping dated records of the last work performed helps establish the start date.

Recording a lien is not the end of the process. If the debt is not paid, the claimant generally has to file a lawsuit to foreclose the lien within the enforcement period, or the lien expires. When the debt is paid, the owner will usually want a signed lien release recorded so the title is clear.

General information, not legal advice. Laws change, and cities can add their own rules, so check the current statute before you rely on it.