Florida Construction Lien Lawyer
Who Qualifies for a Construction Lien in Florida?
Florida law limits who can file a lien and under what conditions. The following parties may have lien rights under Chapter 713:
- General contractors and builders
- Subcontractors
- Material suppliers
- Laborers
- Design professionals (architects, engineers, surveyors, etc.)
However, some individuals and entities do not qualify, including:
- Unlicensed contractors performing work that requires a license
- Suppliers to suppliers (too remote from the project)
- Parties without a direct contractual relationship when proper notice isn’t given
Florida Lien Deadlines & Notice Requirements
Florida’s lien law is deadline-driven. Missing a single notice or filing date can eliminate your rights entirely.
- Notice to Owner (NTO): Must be served within 45 days of starting work or delivering materials.
- Claim of Lien: Must be recorded within 90 days of the last furnishing of labor or materials.
- Lien Foreclosure: Must be filed within 1 year after the lien’s recording date (unless shortened by a Notice of Contest).
A missed deadline = lost lien rights. Timely, accurate filings are essential to preserve your claim.
Process for Filing a Lien in Florida
Filing a valid lien involves multiple technical steps:
- Prepare the Claim of Lien per Florida Statutes §713.08, ensuring all information is accurate.
- Record the lien in the county where the property is located.
- Serve the lien on the property owner within 15 days of recording.
- Enforce the lien (through foreclosure) if payment isn’t received within the statutory period.
Our team helps clients prepare, record, and serve liens correctly — and, if necessary, pursue or defend lien foreclosure actions.
See related topics: Delay Claims | Breach of Contract
Common Owner Defenses Against Liens
While liens protect contractors, owners are not without defenses. Common challenges to lien validity include:
- Improper or late notice to the owner
- Payment already made to the contractor
- Licensing issues (unlicensed work is not lienable)
- Fraudulent or exaggerated claims
- Failure to meet statutory form requirements
Bitman Law represents owners facing unjust or inflated liens, helping to discharge invalid claims and minimize project disruptions.
Bitman’s Approach to Florida Construction Liens
At Bitman Law, we approach each lien dispute strategically:
Comprehensive claim assessment: We review contracts, notices, and payment records to determine lien validity.
Aggressive defense: We move quickly to discharge or bond off invalid liens.
Timely enforcement: For claimants, we ensure all filings and notices comply with Chapter 713 deadlines.
Integrated dispute strategy: We coordinate lien actions with breach-of-contract, delay, and construction defect claims for a cohesive resolution.
Whether you’re asserting or contesting a lien, our construction law team combines technical precision with practical solutions to protect your financial and legal interests.
Protect Your Rights Under Florida Construction Lien Law
Whether you need to file, enforce, or contest a lien, our attorneys guide you through every step of Florida’s complex lien process. Call Bitman Law or schedule a consultation today to discuss your case.
Florida Construction Lien FAQs
Who can file a lien in Florida?
Contractors, subcontractors, material suppliers, laborers, and certain professionals who improve real property.
What are the lien deadlines in Florida?
Notice to Owner: 45 days.
Claim of Lien: 90 days.
Foreclosure: 1 year after recording.
Can homeowners fight a lien?
Yes. Owners can contest invalid, exaggerated, or improperly served liens through statutory defenses and by filing a Notice of Contest.
How long does a lien last in Florida?
One year from the date of recording—unless shortened by a Notice of Contest or extended by legal action.
What happens if a lien isn’t enforced?
If not foreclosed within the statutory period, it automatically expires and becomes unenforceable.
