How To File a Lien In Florida? Fundamental Understanding

How To File a Lien In Florida? Fundamental Understanding 1

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Filing a lien in Florida can be a complex process. It is a legal claim against property that enables a person or organization to secure payment for labor, services, or supplies. This article will guide you on how to file a lien in Florida, helping you understand the fundamental procedures and legal requirements. People in debt typically compare these two options bankruptcy vs debt settlement.


Understanding Liens

how to file a lien in florida

Before filing a lien, it’s crucial to understand what it is and how it operates within the legal context. In essence, a lien serves as a potent legal claim or a “hold” on a specific property, be it personal or real estate, serving as security for a debt or obligation owed by the property owner. Typically, this legal tool finds frequent application among contractors, subcontractors, and suppliers who play essential roles in real estate improvement projects.

By placing a lien, these stakeholders can seek recourse and ensure they receive due compensation for the materials and labor they have contributed. The lien not only acts as a protective measure for those owed money but also exerts pressure on property owners to settle their debts, as it could lead to potential complications in property transactions. It is, however, essential for both creditors and debtors to navigate the complexities of lien laws to ensure their rights and obligations are respected within the bounds of the law.

Types of Liens

In Florida, there are various types of liens including:

Mechanic’s liens: The utilization of liens is most prevalent among contractors, subcontractors, and suppliers engaged in construction projects, as these entities rely on liens to safeguard their right to payment. These construction professionals and material suppliers frequently employ liens as a crucial tool to mitigate the risk of non-payment and ensure fair compensation for their services and materials provided.

By leveraging the power of liens, contractors, subcontractors, and suppliers can establish a legal claim on the property involved in the construction project, which serves as a protective measure against the potential challenges and uncertainties inherent in the industry. The use of liens by these stakeholders in the construction sector is a fundamental practice that helps promote fair and equitable payment practices while facilitating the smooth operation of construction projects.

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Tax liens: Government-imposed liens are implemented as a consequence of unpaid taxes. When individuals or businesses fail to fulfill their tax obligations, the government has the authority to impose a lien on their assets. These tax liens serve as a mechanism to secure the government’s claim on the taxpayer’s property until the tax debt is settled. Government tax liens are a powerful tool used to enforce tax collection and ensure compliance with tax laws.

They are intended to encourage timely payment of taxes and deter taxpayers from evading their obligations. Once a tax lien is imposed, it can have significant implications for the taxpayer, potentially affecting their creditworthiness, ability to sell or transfer assets, and overall financial standing. Resolving government-imposed tax liens typically requires settling the outstanding tax debt or entering into a negotiated agreement with the government to address the unpaid taxes.

Judgment liens: Judgment liens arise as a result of court judgments in legal disputes. When a court renders a judgment in favor of a plaintiff, typically for monetary damages, a judgment lien can be imposed on the defendant’s property. This lien serves as a legal claim against the defendant’s assets, ensuring that the plaintiff has the means to enforce the court’s judgment and recover the awarded amount. Judgment liens provide an additional layer of security for the plaintiff and act as a deterrent against non-payment or attempts to evade the court’s decision.

These liens can attach to various types of property, including real estate, personal belongings, or financial accounts, depending on the jurisdiction’s laws. Resolving judgment liens usually involves the payment of the owed amount or negotiating a settlement with the plaintiff. Judgment liens can significantly impact the defendant’s financial standing, creditworthiness, and ability to sell or transfer assets, emphasizing the importance of addressing these liens promptly and in accordance with the applicable legal procedures.

Mortgage liens: Put in place by lenders as a guarantee for mortgage loans.

Legal Requirements for Filing a Lien in Florida

Florida has strict requirements when it comes to filing a lien. These include:

Notice to Owner (NTO): In Oregon, subcontractors and suppliers are required to serve the property owner with a Notice to Owner as part of the lien process. It is mandatory to send this notice within 45 days from the commencement of work or the delivery of materials. The Notice to Owner serves as a formal communication to the property owner, notifying them of the subcontractor’s or supplier’s involvement in the project and their potential lien rights.

This requirement ensures transparency and provides the property owner with crucial information about the parties working on their property. By adhering to the deadline and properly serving the Notice to Owner, subcontractors and suppliers can fulfill their legal obligations and maintain their lien rights, ultimately safeguarding their position in the event of non-payment or disputes.

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Claim of Lien: If payment remains outstanding, the subsequent action to take is filing a Claim of Lien. This critical step should be initiated within 90 days from the last day of providing labor, services, or materials for the construction project. The Claim of Lien is a formal document that establishes the lienholder’s legal claim on the property. It is essential to ensure the proper recording of the lien by submitting the necessary paperwork to the county where the property is located.

By adhering to the prescribed timeline and accurately recording the lien, subcontractors, suppliers, and other eligible parties can assert their rights and secure their position as a creditor with a legal interest in the property. The filing of a Claim of Lien is a crucial step towards protecting one’s financial interests and pursuing appropriate remedies in the event of non-payment or dispute.

How to File a Lien in Florida – Step by Step

How To File a Lien In Florida? Fundamental Understanding 2
  1. Prepare the Lien: Start by preparing the Claim of the Lien. This document must contain specific details including a description of the property, the labor or materials provided, the contract price, and any unpaid amounts.
  2. Record the Lien: After preparing the lien, it must be recorded with the County Clerk’s office in the county where the property is located. There are fees associated with recording the lien which varies by county.
  3. Serve the Lien: After recording, the lien must be served to the owner within 15 days. This can be done via certified mail, hand delivery, or by leaving it at the owner’s residence with a person of suitable age and discretion.
  4. Enforce the Lien: If the debt remains unpaid, you will need to enforce the lien by filing a lawsuit within one year. If you win, the court may order the property to be sold to satisfy the lien.


Filing a lien in Florida is a multifaceted and intricate process that demands careful adherence to legal requirements and strict deadlines. Given the complexity involved, it is highly advisable to seek professional legal counsel to ensure accurate and proper execution of the lien filing process. By consulting with experienced attorneys, you can navigate the intricacies of Florida’s lien laws and regulations with greater confidence and minimize the risk of errors that could jeopardize your right to payment.

While the importance of seeking legal counsel cannot be overstated when dealing with liens, acquiring a fundamental understanding of the lien filing basics can empower you to actively engage in the process and assert your rights more effectively. By familiarizing yourself with the key concepts and procedures involved in filing a lien, you can navigate the complexities of the legal landscape with greater confidence and clarity. Understanding the various types of liens, their specific requirements, and the necessary documentation can equip you to initiate the filing process efficiently and accurately.

Moreover, being well-informed about the statutory deadlines and lien rights in your jurisdiction enables you to be proactive in protecting your interests and potentially enhancing your chances of securing the rightful payment for the services rendered or materials provided. While collaboration with legal experts remains essential, arming yourself with the appropriate knowledge allows you to actively participate in the resolution of debt disputes and advocate for your rights as a contractor, subcontractor, supplier, or property owner involved in real estate improvement projects.


  1. Lien: A legal claim or right that a creditor has on the debtor’s property until a debt is discharged.
  2. Creditor: An entity (person or institution) that extends credit, providing another entity with a resource based on the belief that the second entity will return the resource or its equivalent.
  3. Debtor: A person or entity that owes a debt to another person or entity (creditor).
  4. Filing: The process of submitting documents and information to a court or official body.
  5. Florida Statutes: The laws and regulations that govern the state of Florida.
  6. Mechanic’s Lien: A security interest in the title to the property for the benefit of those who have supplied labor or materials that improve the property.
  7. Foreclosure: The legal process by which a lender attempts to recover the amount owed on a defaulted loan by selling or taking ownership (repossession) of the property securing the loan.
  8. Construction lien: This is a legal claim made by contractors or subcontractors who have performed work on a property, and have not been paid.
  9. Construction industry: Refers to the sector involved in the planning, designing, and building of infrastructures such as residential homes, commercial buildings, roads, bridges, and other physical structures.
  10. Lien claim: Refers to a legal claim made against a property to ensure payment of a debt or obligation, such as unpaid taxes or mortgage.
  11. Direct contract: Refers to a legally binding agreement between two parties where they agree to provide a specific service or product in exchange for payment. This type of contract is usually made directly between the service provider or supplier and the client, without any intermediaries.
  12. File a mechanics lien: To submit a legal claim on a property due to non-payment for construction work or materials provided.
  13. Property owners: Individuals or entities who legally own a piece of real estate, such as land, houses, or buildings.
  14. Construction project: Refers to a planned undertaking that involves the process of building, renovating, or demolishing structures such as buildings, roads, or other infrastructures.
  15. Construction lien law: Refers to legal regulations surrounding the right of a contractor, subcontractor, or material supplier to place a lien on a property they have contributed work or supplies to but have not been fully paid for.
  16. Mechanics liens: These are legal claims against a property, typically by contractors, subcontractors, or suppliers, for unpaid work or materials provided for the property.
  17. Amended lien claim: A revised legal claim on someone’s property as a security for a debt or obligation.
  18. Florida lien law: Refers to the set of legal rules in Florida that govern the right of a creditor to keep possession of property belonging to a debtor until the debt is paid.
  19. Florida construction lien law: Refers to the legal guidelines and regulations in the state of Florida that protect contractors, subcontractors, and suppliers’ rights to claim a lien against a property if they have not been paid for work done or materials supplied for a construction project.
  20. Preliminary notice: Is an initial notification, often in legal or official matters, given ahead of a main action or event. It serves as a warning or information about something that will happen in the future.

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