Florida Mechanics Lien Deadline (2026): 90 Days after Last Work for Remodelers
How long a remodeler hired by the homeowner has to record a mechanics lien in Florida, what notice comes first, and the deadline to sue, worked on three dates.
Not legal advice. General information from each state's lien statute, checked Oct 29, 2026, for a contractor hired directly by the owner of an existing home. Dates are calendar arithmetic; some states move a deadline that lands on a weekend or holiday and some don't, and a recorded notice of completion or commencement can change the clock. Before you rely on a date, check with a construction attorney in your state.
The rule in Florida
90 days after last work
Record within 90 days after your last labor, services, or materials, or 90 days after termination if earlier. Serve the homeowner a copy within 15 days after recording.
1 year after recording
Sue within 1 year after recording. A homeowner's notice of contest cuts this to 60 days. Serve your final payment affidavit at least 5 days before suing.
Disclosure in the contract
For homes of 1 to 4 units over $2,500, put the state lien rights disclosure in your contract in 12-point bold capitals, signed by the homeowner.
Check first
On a 1 to 4 unit home with a contract over $2,500, the contract needs the state lien disclosure. Without it, you can't enforce the lien against a homeowner harmed by its absence. Unlicensed contractors cannot file a lien.
Source: Fla. Stat. 713.015, 713.06(3)(d), 713.08(4)-(5), 713.22 (Official Florida Senate statutes site, 2026 Florida Statutes (713.22 read in 2025 edition))
“not later than 90 days after the final furnishing”
Three last days of work, worked
| Last work | Record by | Sue by |
|---|---|---|
| Mar 13, 2026 | Jun 11, 2026 | Jun 11, 2027 |
| Jul 31, 2026 | Oct 29, 2026 | Oct 29, 2027 |
| Nov 20, 2026 | Feb 18, 2027 | Feb 18, 2028 |
Suit dates assume you record the lien on its last day; record earlier and a suit deadline that runs from recording comes earlier. Dates are calendar arithmetic and aren't moved off weekends or holidays.
Also check
- Unlicensed contractors cannot file a lien.
Florida lien questions
How long do I have to file a mechanics lien in Florida?
Record within 90 days after your last labor, services, or materials, or 90 days after termination if earlier. Serve the homeowner a copy within 15 days after recording.
How long does a mechanics lien last in Florida?
Sue within 1 year after recording. A homeowner's notice of contest cuts this to 60 days. Serve your final payment affidavit at least 5 days before suing.
Does a contractor need to send a notice before filing a lien in Florida?
For homes of 1 to 4 units over $2,500, put the state lien rights disclosure in your contract in 12-point bold capitals, signed by the homeowner.
Compare other states
How we checked
We read each state's mechanics lien statute on the legislature's site, for a contractor hired directly by the homeowner on an existing home. Two independent research passes covered all 50 states and DC, and a third reviewer checked the result. Where a state's own site would not load, the row names the copy we read. Last checked .
This guide explains the general rule. It is not legal advice.