Florida mechanics’ lien deadlines
Florida deadline calculator
Based on the general 90-day period from last furnishing. Exceptions apply — treat this as a planning estimate, not legal advice.
Filing deadline
Claim of Lien is recorded with the Clerk of Court/county recorder of each county containing the project within 90 days after the lienor's final furnishing (correcting deficiencies does not count; for rental equipment, the last day the gear was on site and available). It must carry the statutory one-year-expiration WARNING. Liens generally relate back to the recorded Notice of Commencement for priority (professionals and subdivision improvers attach at their own recording).
Notice prerequisites
The owner must record a Notice of Commencement (and post a copy at the site) before work starts (recorded no more than 90 days before construction; exceptions for professional services, subdivision work, and direct contracts under $2,500), attaching any payment bond. Lienors without a direct owner contract - except laborers, professionals, and subdivision improvers - must serve a Notice to Owner within 45 days of first furnishing (and before final payment made in reliance on the contractor's final affidavit), in substantially the statutory form, on everyone in the contract chain and everyone designated in the Notice of Commencement; missing it forfeits lien rights. Sub-subs and their suppliers must also copy the contractor (and subcontractor where applicable).
Service on the owner
The Claim of Lien must be served on the owner (and anyone the owner designated in the Notice of Commencement) within 15 days after recording. A contractor must also serve a Contractor's Final Payment Affidavit at least 5 days before suing. An owner's Request for Sworn Statement of Account must be answered, notarized, within 30 days or the lien is lost.
Enforcement
Foreclosure suit within 1 year of recording, but the window collapses to 60 days after an owner serves a Notice of Contest of Lien, or 20 days after a show-cause summons from any interested party. Bonded claims: suit against surety/principal within 1 year. Claims over $30,000 must go to circuit court.
Fla. Stat. ch. 713, pt. I (esp. secs. 713.06, 713.08, 713.13, 713.22-713.245)