Florida Mechanic's Lien on a Home: Deadlines and Selling With a Lien

Last updated November 14, 2026. Citations come from the Florida statutes and official agency pages linked in Sources. Where we could not confirm something on an official page, we say so.

A Florida construction lien does not continue longer than 1 year after the claim of lien is recorded unless suit is filed, and a claim must be recorded within 90 days after the lienor’s final furnishing. An owner can shorten the time with a Notice of Contest of Lien.

Lien deadlines

• A lien under the construction lien law does not continue for longer than 1 year after the claim of lien is recorded (or 1 year after an amended claim showing a later final furnishing date), unless within that time an action to enforce the lien is commenced in a court of competent jurisdiction. (Fla. Stat. Sec. 713.22(1))
• A lien continued beyond 1 year by suing is not enforceable against creditors or subsequent purchasers for value without notice unless a notice of lis pendens is recorded. (Fla. Stat. Sec. 713.22(1))
• An owner may shorten the time by recording a Notice of Contest of Lien; the lienor must file suit within 60 days after service of the notice or the lien is extinguished automatically. (Fla. Stat. Sec. 713.22(2))
• A claim of lien may be recorded during the work or thereafter, but not later than 90 days after the final furnishing of labor, services or materials by the lienor. (Fla. Stat. Sec. 713.08(5))

Claim contents and notices

• The claim of lien must state the lienor's name and address, the person it contracted with, the labor or materials furnished and price, a property description, the owner, the first and last dates furnished, and the unpaid amount. (Fla. Stat. Sec. 713.08(1))
• Failure to serve a claim of lien under s. 713.18 before recording or within 15 days after recording renders it voidable to the extent of prejudice. (Fla. Stat. Sec. 713.08(4)(c))
• A lienor not in privity with the owner must serve a notice to owner before commencing, or not later than 45 days after commencing, to furnish labor, services or materials, and in any event before the owner's final payment after the contractor furnishes the final payment affidavit. (Fla. Stat. Sec. 713.06(2)(a))
• If the owner has properly retained required sums but made improper payments, the owner's property is liable only to the extent of retentions and improper payments. (Fla. Stat. Sec. 713.06)
• The contractor must give the owner a final payment affidavit stating that all lienors under the direct contract who timely served a notice to owner have been paid, or listing unpaid lienors and amounts. (Fla. Stat. Sec. 713.06(3)(d)1)

What we could not confirm

• Notice of commencement requirements (s. 713.13) were not opened.
• Whether a seller's unpaid liens must be paid at closing is a title/closing practice, not confirmed from a statute.
• Subsection numbers for some quotes are from extracted snippets and not verified word for word; cite section level only on the live page.

How to sell a house in Florida when this applies to you

1. Find out what the title company needs. For an inherited or transferred house, that usually means the recorded document that shows who owns it today.
2. Get a payoff for any mortgage and the amount of any unpaid property tax. Both are paid from the sale proceeds at closing.
3. Compare offers on what you net after repairs, commissions and closing costs, not on the headline price.
4. If you want a fast, simple closing, ask for a written cash offer. We buy houses as-is, with no repairs and no agent commission. See how we buy houses in Florida.

Florida Mechanic's Lien on a Home FAQ

How long does a Florida construction lien last?

One year after recording, unless suit is filed (Sec. 713.22).

What is the claim of lien deadline?

Not later than 90 days after the final furnishing of labor, services or materials (Sec. 713.08).

Can I sell my Florida house as-is?

Yes. A cash buyer purchases as-is, and the title company pays any mortgage and unpaid property tax from the proceeds at closing.

Sources

• Fla. Stat. Sec. 713.22(1)
• Fla. Stat. Sec. 713.08(5)
• Fla. Stat. Sec. 713.06(2)(a)

This guide is general information, not legal or tax advice. Laws, forms and fees change, so confirm details with the official office or a Florida Florida attorney or tax professional.