Florida

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Florida Lien & Bond Claim Deadlines

What is your project type?
What is your role on the project?
Preliminary Notice
At the beginning of the project

Notice of Commencement (NOC)

A Notice of Commencement also known as a NOC is recorded in the Florida county where the project is located. A NOC is recorded if the project is greater than $2500 and must be posted on the job site by the general contractor. Construction must start 90 days from recording the document. A Notice of Commencement is not required for government owned properties.

Lien
90 days from last furnishing

Claim of Mechanic's Lien

A Claim of Mechanic's Lien must be sent by the general contractor within 90 days of last furnishing labor and/or materials to the project in Florida. Punch list work is not included nor considered part of your 90 days from last furnishing labor and/or materials to the project.

Preliminary Notice
40 days from first furnishing

Notice to Owner/Notice to Contractor

A Florida Notice to Owner/Notice to Contractor (NTO) must be received by the 45th day from first furnishing of labor and/or materials to a Florida residential project. For specially fabricated materials, the clock starts ticking as soon as you the subcontractor, start fabricating. A Notice to Owner should be sent by the general contractor no later than the 40th day from first furnishing using a USPS stamped manifest. If the notice is stamped by the 40th day, your NTO is considered served.

Lien
90 days from last furnishing

Claim of Mechanic's Lien

A Claim of Mechanic's Lien in Florida must be sent within 90 days of last furnishing labor and/or materials to a Florida residential project. Punch list work is not included nor considered part of your 90 days from last furnishing labor and/or materials to the project.

Preliminary Notice
40 days from first furnishing

Notice to Owner/Notice to Contractor

A Notice to Owner/Notice to Contractor ( NTO ) in Florida must be received by the 45th day from first furnishing of labor and/or materials to the residential project. For specially fabricated materials, the clock starts ticking as soon you as the supplier start fabricating. A Notice to Owner should be sent no later than the 40th day from first furnishing using a USPS stamped manifest. If the notice is stamped by the 40th day, your NTO is considered served

Lien
90 days from last furnishing

Claim of Mechanic's Lien

A Florida Claim of Mechanic's Lien must be sent within 90 days of last furnishing labor and/or materials to the Florida residential project. Punch list work is not included nor considered part of your 90 days from last furnishing labor and/or materials to the project.

What is your role on the project?
Notice of Commencement
At the beginning of the project

Notice of Commencement (NOC)

A Notice of Commencement also known as an NOC is recorded in the Florida county where the commercial project is located. The NOC is recorded by the general contractor if the project is greater than $2500 and must be posted on the job site. Construction must start 90 days from recording the document. A Notice of Commencement is not required for government owned properties.

Preliminary Notice
Recommended but not required

Preliminary Notice

Although it is not a legal requirement for a general contractor to send a Preliminary Notice in Florida for commercial projects, it is best practice to do so. Sending a preliminary notice advises all parties that you are working on the project and helps you get paid faster.

Lien
90 days from last furnishing

Claim of Mechanic's Lien

A Claim of Mechanic's Lien in Florida must be sent within 90 days of last furnishing labor and/or materials to the commercial project by the general contractor. Punch list work is not included nor considered part of your 90 days from last furnishing labor and/or materials to the project.

Preliminary Notice
40 days from first furnishing

Notice to Owner/Notice to Contractor (NTO)

A Notice to Owner/Notice to Contractor (NTO) must be received by the 45th day from first furnishing of labor and/or materials. For specially fabricated materials, the clock starts ticking as soon you start fabricating. A Notice to Owner should be sent no later than the 40th day from first furnishing using a USPS stamped manifest. If the notice is stamped by the 40th day, your NTO is considered served.

Lien
90 days from last furnishing

Claim of Mechanic's Lien

A Claim of Mechanic's Lien must be sent within 90 days of last furnishing of labor or materials to the project. Punch list work is not including nor considered part of your 90 days from last furnishing.

Preliminary Notice
40 days from first furnishing

Notice to Owner/Notice to Contractor

A Notice to Owner/Notice to Contractor (NTO) must be received by the 45th day from first furnishing of labor and/or materials by the supplier to a Florida commercial project. For specially fabricated materials, the clock starts ticking as soon you start fabricating. A Notice to Owner should be sent no later than the 40th day from first furnishing using a USPS stamped manifest. If the notice is stamped by the 40th day, your NTO is considered served

Lien
90 days from last furnishing

Claim of Mechanic's Lien

A Claim of Mechanic's Lien must be sent by the supplier within 90 days of last furnishing of labor or materials to the commercial project in Florida.

What is your role on the project?
Statutory Documents are not required for General Contractors
Preliminary Notice
40th day from first furnishing

Notice to Owner/Notice to Contractor

A Notice to Owner/Notice to Contractor (NTO) must be received by the 45th day from first furnishing of labor and/or materials to the Florida state project. For specially fabricated materials, the clock starts ticking as soon you start fabricating. A Notice to Owner should be sent no later than the 40th day from first furnishing using a manifest. If the notice is stamped by the 40th day, your NTO is considered served.

Claim on Bond
90 days from last furnishing

File Claim on Bond (Claim on Bond)

Subcontractor must file a Claim on Bond within 90 days of last furnishing of labor or materials to the Florida state project.

Preliminary Notice
40 days from first furnishing

Notice to Owner/Notice to Contractor

A Notice to Owner/Notice to Contractor ( NTO) must be received by the 45th day from the supplier first furnishing labor and/or materials to the state project. For specially fabricated materials, the clock starts ticking as soon you start fabricating. A Notice to Owner should be sent no later than the 40th day from first furnishing using a manifest. If the notice is stamped by the 40th day, your NTOis considered served.

Claim on Bond
90 day from last furnishing

File Claim on Bond (Claim on Bond)

Suppliers must file Claim on Bond within 90 days of last furnishing of labor or materials to the state project.

What is your role on the project?
Statutory Documents are not required for General Contractors
Preliminary Notice
Recommended but not required

Preliminary Notice

Although it is not a legal requirement to send a preliminary notice for federal projects, it is best practice for subcontractors to do so. Sending a preliminary notice advises all parties that you are working on the project and helps you get paid faster.

Claim on Bond
90 days from last furnishing

Miller Act Notice

Miller Act Notice needs to be sent by the subcontractor 90 days from last furnishing of labor and/or materials to the federal project.

Preliminary Notice
Recommended but not required

Preliminary Notice

Although it is not a legal requirement for suppliers to send a preliminary notice in Washington, it is best practice to do so for federal projects. Sending a preliminary notice advises all parties that you are working on the project and helps you get paid faster.

Claim on Bond
90 days from last furnishing

Miller Act Notice

A Miller Act Notice is required to be sent by the supplier 90 days from last furnishing of labor and/or materials to the federal project.

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SunRay has provided us with a partnership to manage construction documents throughout the United States.
Rick Russel
ABC Supply
SunRay will make sure that notices are issued timely, properly, legally. SunRay offers me peace of mind and to my operations
Mark Kashmanian
Rams
SunRay helps us collect our money, protect our money. It is user-friendly, provides a lot of information and is easier to keep track of everything that we do online.
Lehman SunRay Testimonial
Mara Kruz
Lehman

Don't take our word for it! Trusted by 1000s.

SunRay has provided us with a partnership to manage construction documents throughout the United States.
Rick Russel
ABC Supply
SunRay will make sure that notices are issued timely, properly, legally. SunRay offers me peace of mind and to my operations
Mark Kashmanian
Rams
SunRay helps us collect our money, protect our money. It is user-friendly, provides a lot of information and is easier to keep track of everything that we do online.
Lehman SunRay Testimonial
Mara Kruz
Lehman

Florida Lien Law Articles

Stay updated with our blog articles on Preliminary Notice, Notice of Intent to Lien, Mechanic's Lien and Bond Claim. We cover every update to lien law in all 50 states. Subscribe to our newsletter to receive all our updates.

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Florida Notice to Owner, Lien, and Bond Claim FAQs

Frequently asked questions on Florida notices to owners, mechanics lien and claim on bond

What is a Florida Notice to Owner?

A Notice to Owner is a preliminary notice that must be sent by certified mail from the 40th day from first furnishing labor and/or materials to the project. A notice to owner needs to be received by the 45th from first furnishing labor and/or material.  The only exception is for specially fabricated materials, materials that can only used for a specific project. The clock starts ticking as soon as you start fabricating materials not when you install the product. If you are not contracted directly with the owner of the project and wish to maintain your lien rights, you must send a notice to owner. General Contractors that are working directly with the owner may choose to send a Notice to Owner. This notice lets the owner and all other required recipients know that you will be securing your lien rights.

To learn more about Notices to Owners (NTOs), read the helpful article on "Why You Need a Notice to Owner in Florida?"

What is a Notice of Commencement in Florida?

A Notice of Commencement is a form that is filled out, recorded, and notarized by the owner of the property. Generally, it is required for permitted work over $2,500, but every municipality is slightly different. It is the obligation of the owner to ensure an NOC is properly prepared and recorded. Failure to properly prepare or timely record an NOC may impact how liens and lien rights affect an owner's property. Do you need help recording a Notice of Commencement? We can assist you in recording your NOC in every county in the state of Florida.

Click here to get started.

Who files a Notice of Commencement in Florida?

It is the obligation of the owner to ensure an NOC is properly prepared and recorded. Failure to properly prepare or timely record an NOC may impact how liens and lien rights affect an owner's property. That being said, generally the General Contractor will prepare and record the Notice of Commencement for the owner of the property.

Need help? Click Here

How do I file a Notice of Commencement in Florida?

A Notice of Commencement (NOC) is filed by an owner in the clerk's office of the county in which the project is located. There is specific language laid out in Florida Statute 713.13(1)(d) that must be included for a valid Notice of Commencement.  An NOC is recorded in the county where the project is located.

Read this helpful article to learn the detailed steps on "What is a Notice of Commencement in Florida and What Must it Contain?"

How can I contest a Construction Lien in Florida?

A Notice of Contest of Lien is a form that is filled out by the owner of the property and recorded in the county in which the property is located.  A Notice of Contest of Lien shortens the deadline for the lienor to foreclose from 1 year to 60 days.

Read this helpful article to learn the detailed steps on "How to File a Construction Lien in Florida."

How to put a lien on a property in Florida?

A lien is recorded in the county where the work is being done. For example, if you are working on a project in Miami, the lien would be recorded in Dade County.

Read this helpful article to learn the intricate steps on "How to File a Construction Lien in Florida"

Can a subcontractor file a lien without a Notice to Owner?

If you are not contracted directly with the owner of the property, you are required to send a Notice to Owner (NTO) if you wish to lien a property.

Need help?  Click here to send a Notice to Owner.

Can an unlicensed contractor file a lien in Florida?

If a license is required for the type of work being performed, such as electrical work, then the contractor must hold a valid license to have lien rights.

What is a surety bond in Florida and how to get it?

A surety bond, also called a payment bond,  is a collection tool similar to a construction lien. A Construction Bond Claim (or a Bond Claim Notice) attaches to the bond in the event of non-payment, unlike a lien which attaches to the real property. Both private and public projects can be bonded. Lien rights do not apply to state-owned property as the  state government will not allow anyone to foreclose on government land. They have what is called sovereign immunity. Instead, you can claim your payment rights through a Construction Bond.  Are you required to bond your project?

Need help? Click Here.

How to file a Construction Lien in Florida?

A Florida Construction Lien, also known as a Mechanic's Lien, must be filed within 90 days of the last work or materials furnished to the job. The lien is recorded in the county in which the project is located, and the timeline does not include "punch list" work.

Read this helpful article to learn the detailed steps about "How to File a Construction Lien in Florida."

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