Florida Mechanic's Lien Guide

Notice to Owner must be given within 45 days of starting work. Note: 40-Day "Mailing Rule" Exception - there is a specific provision in Florida Statute §713.18 that states if the notice is sent by certified mail (with return receipt requested) within 40 days of first furnishing, it is considered served at the time of mailing.

Florida Statute §713.06(2)(a) (the NTO statute) acts as a form of "notice of intent." By serving the NTO, you are already putting the owner on notice of your involvement and potential lien rights if you aren't paid. Even though it's not strictly required by statute, many lienors choose to send a "Notice of Intent to Lien" as a courtesy or a final warning before recording the actual claim of lien. While not required, it can often spur payment without needing to go through the official lien recording process, which incurs costs and can be a more aggressive step. It acts as an "ultimatum."

Must be filed within 90 days of last work or materials delivery. The project owner must be served with a copy of the lien within 15 days of filing. Enforcement must be initiated within 1 year. However, the project owner can file a Notice of Contest of Lien, which shortens the deadline to 60 days from the date of filing. The project owner can also file an Action to Show Cause lawsuit, which shortens the deadline to 20 days from the date of filing.