Legal Peculiarities of a Mechanic's Lien in Florida

Updated October 11, 2023
10 min read
Legal Peculiarities of a Mechanic's Lien in Florida


Understanding the mechanic's lien in Florida is crucial for contractors to ensure they get paid for their work rightfully. Having a deep understanding of Florida's mechanic's lien law obligations, provisions, rights, and the process of filing a mechanic's lien in Florida increases the chances of recovering due payments.

Understanding Florida's Mechanic's Lien Law

Florida's mechanic's lien law, embodied in the Florida Statute §713, serves as a legal tool that empowers construction professionals. It rigorously secures the rights of contractors, laborers, and materials suppliers involved in a construction project in Florida. This statute helps to ensure that their investment of time, effort, and resources doesn't go unpaid. Should they face non-payment for services rendered, they are entitled to initiate a mechanic's lien in Florida as a course of legal action.

Under the purview of Florida's mechanic's lien law, the lien claimants are essentially granted the right to lay claim on the property where they have delivered their services or supplied materials until they receive their due payments. Providing such firm protection under the law is aimed at fostering a fair and balanced environment in the construction sector.

Moreover, the mechanic's lien in Florida extends its protections not just to primary contractors but also to subcontractors and materials suppliers. The lien law has been carefully designed to cover all echelons of service providers in the construction process, thereby creating an assurance of payment and fostering more robust business relationships.

Basic Provisions and Rights Under Florida's Mechanic's Lien Law

The basic provision of the mechanic's lien in Florida law is its empowering quality. It gives contractors, laborers, and material suppliers the legal right to file a lien against the property where they rendered services or provided supplies but were not paid. This factor plays a critical role in safeguarding the rights and interests of these individuals.

The mechanic's lien in Florida form meticulously outlines the information that the lien claimant is obligated to provide. This pivotal paperwork typically includes the following:

  • Name of the claimant;

  • Name of the property owner;

  • Comprehensive description of the work done;

  • Detailed account of the amount of money owed.

By compiling this crucial information in the mechanic's lien in Florida form, the claimant can assert their right to receive payment and protect their interests effectively and efficiently.

Unique Features of Florida's Lien Law

The mechanic's lien in Florida statute showcases unique features that set it apart from other states' mechanic's lien laws. One distinguishing feature is the requirement for a 'Notice To Owner.' The potential lienor must send this notice to the property owner. It serves to alert the owner that the lienor has the right to file a lien if due payment for services rendered or materials supplied is not received.

The variations between state laws highlight the importance of understanding the specifics of the mechanic's lien in Florida statute when doing construction-related work within the state. It's vital to familiarize yourself with these unique aspects to ensure you take the correct steps to protect your right to payment.

Process of Filing a Mechanic's Lien in Florida

The process of filing a mechanic's lien in Florida commences with filling out the Florida mechanic's lien form. As mandated by Florida Statutes Section 713.08, the form must include pertinent details, such as the lien claimant's details, property description, name of the owner, detailed statement of the work performed, and the unpaid balance.

Once filled, this mechanic's lien in Florida form needs to be recorded with the County Clerk's Office in the county where the project is located. It's important to remember to serve the notice of claim to the property owner after recording the lien.

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Florida Mechanic's Lien Deadlines

Meeting deadlines is pivotal in the process of filing a mechanic's lien in Florida. As per the Florida mechanic's lien law, there is a strict 90-day deadline from the last date of providing labor, services, or materials to the project to record a claim of lien. A missed deadline can render the lien unenforceable, emphasizing the importance of speediness in filing the kien in Florida.

Foreclosing on a Mechanic's Lien in Florida

After successfully filing a mechanic's lien in Florida, the lien can be enforced through foreclosure. However, as for the Florida mechanic's lien law, lienors can't indefinitely wait to enforce the lien. A foreclosure lawsuit must be initiated within one year from the date of filing the mechanic's lien in Florida. Any delay beyond this deadline can result in the lien losing its enforceability, underscoring the need for prompt action in the enforcement stage.

Potential challenges and how to overcome them

Filing a mechanic's lien in Florida can appear intimidating due to a few potential challenges:

  1. Complying with Florida Statute 713: Florida Statute 713 governs the process of filing a mechanic's lien in Florida. Understanding its provisions can be a challenge due to its technical language and strict requirements.

  2. Deadline compliance: The mechanic's lien in Florida must be filed within specific deadlines. It can be tricky to keep track of these dates.

  3. Incomplete information: The information must be accurate and complete when filing a mechanic's lien in Florida. Incorrect or incomplete information may invalidate the lien.

  4. Complex foreclosure process: Enforcing a mechanic's lien in Florida through foreclosure can be intricate and confusing.

Overcoming these challenges is possible with the right resources. Lawrina, a reliable legal tech ecosystem, offers valuable resources. These include business templates that can guide you through the necessary paperwork for filing a mechanic's lien in Florida. Besides, professional legal advisors can demystify the intricate concepts of Florida Statute 713, providing clarity on timelines, data requirements, and foreclosure processes.


The mechanic's lien Florida law, though complex, is a useful tool for contractors. Understanding the Florida mechanic's lien statute, meeting deadlines, correctly filling the Florida mechanic's lien form, facing foreclosure procedures, and knowing how to file a mechanic's lien in Florida are crucial steps to securing payments.

Frequently Asked Questions

How long does a contractor have to file a mechanic's lien in Florida?

Under Florida's mechanic's lien law, specifically Section 713.08 of the Florida Statutes, a contractor is granted a 90-day period from their last provision of labor, services, or materials on a project to file a mechanic's lien in Florida. This deadline is strict, and any failure to abide by it could render the lien invalid. 

Can a homeowner in Florida dispute a mechanic's lien?

Yes, a homeowner in Florida certainly can dispute a mechanic's lien. If they believe that the lien has been wrongfully placed or contains incorrect details, they possess the legal right to challenge it. Under Florida law, fraudulent liens can be penalized, which emphasizes the importance of accuracy in the filing of a mechanic's lien in Florida.

What happens if a mechanic's lien deadlines are missed in Florida?

If a contractor or supplier misses the given deadlines for filing a mechanic's lien in Florida, it would generally render the lien unenforceable. Florida's mechanic's lien law is very specific about these deadlines, and missing them can make it significantly more difficult, if not impossible, to secure the payment owed. Thus, the punctual filing of a mechanic's lien in Florida is vital in protecting your right to compensation.