Understanding Construction Liens and Chapter 713 Deadlines in Florida
Construction liens can be powerful tools for securing payment—but in Florida, lien rights are governed by strict statutory requirements. Chapter 713 of the Florida Statutes outlines who may file a construction lien, what notices are required, and the deadlines that must be met for a lien to remain valid.
What Is a Construction Lien?
A construction lien is a legal claim against real property filed by contractors, subcontractors, suppliers, or other parties who have not been paid for labor, services, or materials provided to a construction project. When properly perfected, a lien encumbers the property and may be enforced through foreclosure.
Because liens affect title to real property, Florida law strictly regulates how and when they may be asserted.
Chapter 713: Florida’s Construction Lien Statute
Chapter 713 of the Florida Statutes governs construction liens and related claims. The statute establishes eligibility requirements, notice obligations, recording deadlines, and enforcement procedures.
Failure to comply with Chapter 713’s technical requirements may result in a lien being invalid or unenforceable—even when payment is legitimately owed.
Who Has Lien Rights Under Florida Law?
Chapter 713 provides lien rights to a variety of construction participants, including:
- Contractors and subcontractors
- Material suppliers
- Laborers and service providers
- Design professionals in certain circumstances
Eligibility may depend on contractual relationships, project type, and compliance with notice requirements.
Critical Notice Requirements
Many lien claimants must serve a Notice to Owner early in the project to preserve lien rights. This notice informs the property owner of potential lien claimants and helps protect against undisclosed payment disputes.
Missing or improperly serving required notices can eliminate lien rights, regardless of the amount owed.
Key Construction Lien Deadlines
Florida construction lien deadlines are among the most common sources of disputes. Important deadlines include:
- Deadlines for serving Notice to Owner
- Time limits for recording a Claim of Lien
- Deadlines for initiating lien foreclosure actions
- Response deadlines to Notices of Contest of Lien
Each deadline is governed by statute, and missing even one may invalidate the lien.
Recording and Enforcing a Construction Lien
Once recorded, a lien must be enforced within a statutory time period. Enforcement typically involves filing a lawsuit to foreclose the lien against the property.
Property owners may respond by contesting the lien, transferring it to a bond, or asserting defenses based on statutory noncompliance.
Common Construction Lien Pitfalls
Construction lien disputes often arise due to:
- Missed notice or recording deadlines
- Errors in lien descriptions or amounts
- Failure to comply with statutory formatting requirements
- Conflicts between contract terms and statutory lien rights
Construction Liens vs. Contract Claims
Construction liens are only one method of pursuing payment disputes. In some cases, breach of contract claims or other legal remedies may be more appropriate.
For a broader discussion of lien-related disputes, visit our Florida Construction Liens & Chapter 713 Claims page.
Related Construction Law Resources
Contact St. Johns Law Group to discuss your situation.