Florida Construction Lien Explained: Rights of Contractors, Subcontractors, and Suppliers

Construction lien laws in Florida provide legal protections for contractors, subcontractors, suppliers, and laborers who improve real property. These liens ensure that those who contribute to a project can secure payment by filing against the property. However, the rules are strict—missing a deadline or filing incorrectly may invalidate the lien.

Who Can File a Florida Construction Lien?

According to Fla. Stat. § 713, eligible lienors include :

• Contractors
• Subcontractors
• Sub-subcontractors
• Laborers
• Material suppliers
• Licensed professionals (architects, engineers, designers, surveyors)

Note: Only licensed professionals may file valid liens.

• Notice to Owner – Must be served within 45 days of beginning work (unless in privity with the owner).
• Claim of Lien – Must be filed within 90 days of last furnishing labor, services, or materials.
• Foreclosure – Must be filed within 1 year of recording the lien .

Key Enforcement Rules

• Construction liens are enforced similar to mortgages.
• A contractor’s final affidavit must be filed at least 5 days before foreclosure.
• Failure to meet requirements results in lien denial.

Florida’s construction lien laws protect contractors and suppliers but require strict compliance. Filing deadlines, notice requirements, and documentation determine whether a lien is enforceable.

FAQs About Florida Construction Lien

1. Who qualifies to file a lien in Florida?

Contractors, subcontractors, suppliers, laborers, and licensed professionals.

2. How long do I have to file a lien?

90 days from the last day labor or materials were provided.

3. What happens if I miss the filing deadline?

The lien becomes invalid and unenforceable.

4. Can homeowners challenge a lien?

Yes. Owners may contest liens by showing improper filing or lack of license.

5. Are attorney fees awarded in lien cases?

Yes. Prevailing parties may recover attorney fees under Fla. Stat. § 713.29.