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What is a mechanic’s lien Florida?
When a project isn’t paid for, a mechanic’s lien lets the people who did the work place a legal claim on the property. That claim creates real pressure because selling or refinancing usually cannot move forward until the bill is cleared. This protects contractors, subcontractors, suppliers, and licensed design professionals when the work permanently improves the property.
Florida grants lien rights to a wide group: contractors, subcontractors, sub-subcontractors, laborers, material suppliers, equipment rental companies, and some design professionals, provided statutory steps and deadlines are followed.
If there is no direct contract with the owner, a Notice to Owner (NTO) must be served within 45 days of first furnishing to preserve lien rights in Florida.
Who can file a mechanics lien in Florida?
At The Credit App, we help legitimate contributors get paid for the value they add to a property. In Florida, a mechanics lien is available to many construction and design professionals when work improves real property and payment hasn’t come through as agreed. This includes general contractors, subcontractors, labourers, material and equipment suppliers, and licensed design professionals like architects and engineers.
Who’s eligible
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General contractors
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Subcontractors and sub-subs
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Labourers and tradespeople
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Material suppliers and equipment rental companies
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Licensed design professionals, including architects and engineers
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The work or materials must improve the property in a permanent or semi-permanent way. Items that are temporary, removable, or unrelated to property improvement usually don’t qualify.
How to file a mechanics lien in Florida?
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When invoices drag on and calls go unanswered, a Florida mechanics lien can turn the conversation around. The Credit App helps track notices, dates, and documents so nothing gets missed and payment protection stays intact. Here’s how to do it right, from first notice to enforcement.
Who has lien rights in Florida?
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Eligible roles: If the work improves the property, eligibility often extends to those who built it, supplied it, or designed it: contractors, subs at any tier, suppliers, labour, equipment rentals, and certain licensed design professionals.
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Scope of work: the labour, services, or materials must permanently improve the property. Temporary or non-improving items typically don’t qualify.
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Government property: Liens generally cannot be filed against government-owned property. For bonded public jobs, follow bond claim procedures instead.
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The core Florida timeline at a glance
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Notice to Owner: within 45 days of first furnishing (for those without a direct contract with the owner).
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Claim of Lien: record within 90 days after last furnishing labour, services, or materials.
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Serve the recorded lien: serve the owner within 15 days after recording.
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Enforce: file a foreclosure lawsuit within 1 year of recording (this can be shortened if the owner contests).
Step-by-step: filing a Florida Mechanics Lien
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1. Serve a Notice to Owner (NTO)
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Who must send it: anyone without a direct contract with the property owner (subs, sub-subs, most suppliers).
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When to send: within 45 days from first furnishing labour, services, or materials on the project.
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Who to serve: the property owner, and when applicable, the general contractor and lender named in the Notice of Commencement.
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How to serve: Use a method that provides proof; certified mail with a return receipt is common. Keep all receipts and tracking.
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Why this matters: missing or late NTO can forfeit lien rights for that party. Send early and document service.
2. Prepare the Claim of Lien
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Make accuracy your priority. Include:
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Claimant details: legal name, mailing address, and license number if required for the scope of work.
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Hiring party: the GC or subcontractor who engaged the work or material supply.
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Property details: legal description is best (parcel ID and street address, where available).
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Work description: a clear, brief description of labour, services, or materials furnished.
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Amount claimed: the unpaid amount legitimately due under the contract—do not pad the claim.
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Dates: first furnishing and last furnishing dates to support the filing deadline.
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Sworn statement: Florida claims are sworn; sign and notarize per county requirements.
3. Record the lien in the correct county
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Where to record: the county where the property is located.
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How to record: Many counties accept eRecording; others require in-person or mail. Confirm formatting rules and fees so your recording isn’t rejected.
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Deadline: record within 90 days of last furnishing labour, services, or materials. “Punch list” or warranty work typically does not extend this deadline.
4. Serve a copy of the recorded lien
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Timing: serve the owner within 15 days after recording.
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Method: certified mail with return receipt (or another method that provides admissible proof).
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Documentation: keep the mail receipt, tracking, and a proof-of-service record. If challenged, this file is your best friend.
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5. Enforce the lien (if unpaid)
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Enforcement window: file a foreclosure lawsuit within 1 year from the recording date.
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Shortening the period: the owner can record a Notice of Contest or file a show-cause action, which shortens the enforcement window. Monitor your mail carefully.
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Final payment path: if paid, be ready to provide a satisfaction or release of lien promptly so the owner can clear title.
How Credit App Streamline Mechanics Lien in Florida
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Streamlined intake: submit debtor details, the signed contract, and the final invoice once the account is 30+ days past due to trigger compliant notices.
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Timed reminders and certified notices push debtors to cure default before bureau reporting or lien recording proceeds, reducing legal friction.
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When a lien is recorded, the public claim creates real title pressure while credit reporting limits a debtor’s access to financing, amplifying leverage ethically.
DIY Approach vs. The Credit App
DIY Approach
It involves legal consultations, filing fees, notary services, and countless hours spent preparing paperwork, meeting strict deadlines, and ensuring compliance with state-specific lien laws.
The Credit App
A flat $250 fee includes document preparation, state-compliant notices, notary services, filing fees, and thorough compliance checks—no hidden charges.
What does a Mechanics Lien Attorney do?
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Preserves rights: Confirms eligibility, tracks deadlines, and sends required notices on time.
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Files correctly: Prepares, records, and serves a compliant lien with accurate parties, property details, dates, and amounts.
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Enforces or defends: Negotiates payment, and if needed, files a foreclosure to enforce the lien or challenges invalid claims.
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Clears title: Coordinates proper lien releases and waiver exchanges once payment is made.
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Prevents problems: Sets up contracts, waiver workflows, and pay verification to reduce future lien disputes.
Why choose The Credit App?
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Flat-fee leverage: Keeps more of each invoice than typical 20–30% collection deductions. So more invoiced cash stays with the business.
Simple workflow: Upload a signed contract 30+ days past due, we notify the debtor, and if unpaid after 30 days, we report and/or record a lien.
The negative mark shows the creditor’s business name, directing payment conversations straight to the rightful payee.
What the Credit App does?
Report delinquent accounts to bureaus to restrict a debtor’s access to new credit until the balance is resolved or removed after full payment.
Record mechanics’ liens nationwide to secure payment rights for labour, materials, or services tied to property improvements where applicable.
Deliver formal, trackable notices by email, text, and certified mail to prevent excuses and prompt resolution.
Start reporting and recording today
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Create an account, submit the overdue contract and invoice, and let The Credit App deliver notices that motivate quick payment before any credit or lien action is taken. When the grace period ends without resolution, choose bureau reporting, a Florida mechanics lien, or both, whichever provides the right push to secure payment now.
The Credit App exists to help small businesses get paid fairly, quickly, and without contingency deductions. By pairing credit bureau reporting with lien recording in a way that is accessible, defensible, and effective.