Florida Mechanic's Lien Template

Filing Deadline

Claim of Lien must be recorded no later than 90 days after the lienor's final furnishing of labor, services, or materials to the project. If the direct (prime) contract is terminated before completion, the deadline is the earlier of 90 days after termination or 90 days after final furnishing. The 90-day deadline is strict — no extensions, no tolling.

Clock starts: The clock starts on the LAST date the claimant actually furnished labor/services/materials to the job. Punch-list, warranty, corrective, or minor 'trip-back' work generally does NOT extend the deadline. Use the last date of substantive work or final delivery of materials.

Where to Record

Office of the Clerk of the Circuit Court (Official Records / Recording Division) in the county where the real property is located. In Miami-Dade County, this is the Miami-Dade County Clerk of Courts, Recording Division, 22 NW 1st Street, Miami, FL 33128 (mail: 20 NW 1st Avenue, Suite 5.246, Miami, FL 33128). If the property spans multiple counties, the Claim of Lien must be recorded in EACH county's Clerk's office. Miami-Dade recording fees for a Claim of Lien are approximately $95 first page + $3 each additional page (higher than standard $10/$8.50 because of statutory mechanic's-lien fee surcharges). Most Florida counties charge $10 first page + $8.50 each additional.

Notarization

Required — document must be sworn before a notary.

The Claim of Lien MUST be signed and sworn to (or affirmed) before a notary public per Fla. Stat. 713.08(2). In addition, Florida requires TWO subscribing witnesses on the recorded Claim of Lien (witn

Service Requirement

After recording, the Claim of Lien MUST be served on the property owner (and on any other party designated to receive notices in the Notice of Commencement) within 15 days of recording — or before recording. Service must follow Fla. Stat. 713.18: (a) actual delivery by hand to the named individual; (b) certified or registered mail, return receipt requested, postage prepaid, to the address shown on the Notice of Commencement (or, if none, the owner's last known address per tax rolls); (c) overnight/second-day delivery with proof; or (d) if the above methods cannot be effected, by posting on the premises. Failure to serve within 15 days renders the lien VOIDABLE to the extent prejudice is shown. Keep the green card / delivery receipt — proof of service is essential at enforcement.