Definition and who can lien
- Construction lien = encumbrance recorded in county records against your property.
- May lien (F.S. §713.01):
- Direct contractor (whom you have contracted with).
- Sub-contractor (hired by your contractor).
- Sub-sub-contractor (max one extra level).
- Material supplier (selling to your project).
- Architect, engineer, surveyor licensed.
- Cannot: unlicensed contractor (F.S. §489.128).
Notice of Commencement (NOC) — F.S. §713.13
- Document you (owner) record in county records before work begins.
- Lists: property description, main contractor, surety (if any), project description, date.
- Must be posted at the job site or available there.
- Validity: 1 year (renewable).
- Effect: any sub-contractor or supplier wanting to lien must send you a Notice to Owner (NTO, F.S. §713.06) within 45 days of their first delivery. Without NTO, they lose lien rights.
- Essential for any project ≥ $2,500.
Releases of Lien at each payment
- Before paying each progress draw, demand from the contractor:
- Partial Release of Lien from the contractor for the paid tranche.
- Partial Release of Lien from each listed sub-contractor and supplier.
- Before final payment:
- Final Affidavit from contractor (F.S. §713.06(3)(d)) listing all subs/suppliers and their status.
- Final Releases of Lien from all listed.
- No releases = payment held until cleared.
Claim of Lien: timeline
- Unpaid sub or supplier has 90 days after their last work to record a Claim of Lien (F.S. §713.08).
- Must then, within 1 year, file a foreclosure suit in circuit court to perfect the lien (F.S. §713.22).
- Owner can force quick resolution by sending a 20-day notice to the lien-holder, who must sue within 20 days or the lien expires (F.S. §713.21(2)).
- Lien removed: by payment, settlement, or expiry.
For Canadians: protection
- Always file NOC before any project ≥ $2,500.
- Always require Releases of Lien before paying.
- Keep all receipts and lists of sub-contractors.
- If you receive an NTO (Notice to Owner) from a sub: keep carefully, it's a signal a lien may follow.
- If lien is placed: don't panic, contact a FL construction attorney. Several quick remedies (transfer to bond F.S. §713.24, 20-day notice, etc.).
- Lien on the property blocks any future sale until cleared.
Formulaires officiels et pages de référence
Responsabilité du lecteur
Toujours utiliser la dernière version disponible sur le site officiel cité ci-dessous. Les seuils, taux et délais évoluent. CanadaFlorida ne se substitue pas à un professionnel licencié.
Every figure, rate, threshold, and deadline in this guide is drawn from a verifiable primary source listed at the bottom of the page. The article is updated whenever the underlying rules change, with a fresh review date stamped at the top.
Sources and references
Public sources verified as of the last review date (Florida Statutes, Florida Department of Revenue, Citizens, FEMA, DBPR).
- F.S. Chapter 713 — Liens, generally (Construction Lien Law). leg.state.fl.us/§713
- F.S. §713.13 — Notice of Commencement. §713.13
- F.S. §713.06 — Notice to Owner / Releases. §713.06
- F.S. §489.128 — Unlicensed contractor lien bar. §489.128