Florida Construction Lien Law

What is Florida construction lien law?

Florida's Construction Lien Law (Chapter 713, Florida Statutes) lets contractors, subcontractors, suppliers, and some design professionals claim a lien against real property when they are not paid for improving it.

Florida lien law is notice-heavy. Missing a Notice to Owner, Contractor's Final Affidavit, or registration deadline can destroy an otherwise valid claim.

Who can claim a lien?

Parties who furnish labor, services, or materials to permanently improve real property may have lien rights, including:

• Direct contractors under contract with the owner
• Subcontractors and suppliers
• Some design professionals when contracted with the owner

Your position in the payment chain determines which notices you must send and when.

Notice to Owner

Many claimants must serve a Notice to Owner early in the project. This tells the owner who is working on the job so the owner does not pay the GC while subs go unpaid.

Send notices using approved forms and proof of delivery. This is one of the most common failure points in Florida lien practice.

Deadlines and recording

Liens must be recorded within strict time limits based on:

• Last furnishing of labor or materials
• Whether the owner recorded a Notice of Commencement
• Your role as direct contractor, sub, or supplier

Calendar deadlines when you mobilize, not when payment is already months late.

Waivers and final payment

Florida uses statutory lien waiver forms. Owners often require waivers before releasing progress payments. Read waiver language before signing away rights you still need.

On the job

Serve Notice to Owner on every private job. Assume it is required until counsel says otherwise.

Track the Notice of Commencement. It affects everyone's deadlines.

Use Florida statutory waiver forms. Custom waiver language may be unenforceable.

On big disputes, hire a local construction lawyer. Procedural errors are fatal.

Note

This is general info, not legal advice. Florida lien law depends on project facts and statutory updates. Consult a Florida construction lawyer before recording a lien or signing waivers.