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Construction liens, or mechanics liens, are a critical and complex element in Florida's construction law, particularly significant in the building and renovation industries. These liens are legal claims filed by contractors, subcontractors, or suppliers who have not received payment for their work or materials. In essence, a mechanics lien binds the owed amount to the property, ensuring that those who contribute to its improvement are compensated.

This article explains the various aspects of Florida's construction lien law, covering enforcement of a lien, defenses against such claims, and the legal framework governing these issues. Additionally, we explore strategies for lien removal, rights of unlicensed contractors, additional steps required for subcontractors to file liens, and the impact of liens on property transactions. It caters to homeowners contending with a lien, contractors asserting their rights, and those seeking comprehensive knowledge about this complex aspect of property law in the Sunshine State.

What is a Construction Lien?
A construction lien, also known as a mechanic's lien, is a legal claim filed against real property. This type of lien is a legal instrument used by contractors, subcontractors, suppliers, and laborers. It serves as a security for payment for labor, materials, or services provided to enhance a property. Essentially, when a contractor works on a property or a building but does not receive payment, they have the right to file a lien against the property, asserting a claim for the unpaid amount.
Definition and Explanation of a Construction Lien
A construction lien attaches itself to the property's title, creating complexities in selling or refinancing the property until the lien is addressed. This feature makes it a vital tool in the construction sector in Florida, ensuring compensation for those who contribute labor and materials to construction projects.

The filing process for a construction lien involves recording the lien at the local county recorder's office and then notifying the property owner of the recorded lien, typically done via certified registered mail. The recorded lien must identify the claimant, the work performed, the dates the work took place, the property in question, and the amount owed.
The Role of Construction Liens in Property and Debt Security
For contractors and suppliers, the lien functions as a form of security, with the property as collateral. Unpaid parties utilize the lien to claim a stake in the property’s title, providing a mechanism to recover the owed amount. This is particularly significant in states like Florida, where real estate transactions and construction projects are prevalent.

From the perspective of property owners, a construction lien acts as an alert to an outstanding debt associated with their property. This is critical in real estate dealings, as clear title is often a prerequisite for selling or refinancing real property. A lien complicates these transactions, potentially leading to delays or even cancellations.

How do I Enforce a Construction Lien in Florida?
Enforcing a construction lien claims in Florida is a structured legal process essential for contractors, subcontractors, or a material supplier to secure payment for their contributions to a construction project. 
Steps for Enforcing a Construction Lien
Filing a Lawsuit:

• A fundamental step to enforce a construction lien in Florida is filing a lawsuit. This action is akin to initiating a foreclosure on the property, mirroring the process banks employ for mortgage defaults. The lawsuit's objective is to transform the lien claim into a court judgment, setting the stage for potential foreclosure.

• If the lawsuit is successful, and the court sides with the lienholder, foreclosure proceedings commence. This process involves auctioning the property, with the proceeds used to settle the debt owed. While drastic, foreclosure acts as a decisive measure to ensure payment for services or materials provided.

• The enforcement period for a construction lien in Florida is strictly limited to one year from the lien's recording date. This deadline is not able to be extended, even by mutual agreement between the property owner and the lienholder.


• The lienholder must act within this year, as failure to file the lawsuit in this period results in the lien's expiration and loss of enforceability.

What are the Defenses to a Construction Lien in Florida?
Defending against a construction lien in Florida requires an understanding of various legal strategies to challenge its validity. These defenses range from accusations of fraudulent liens to issues regarding the timing of the filing. Ensuring the accuracy of the lien amount is crucial, as any discrepancy can significantly impact the lien's legitimacy.
Common Defenses Against Construction Liens
Fraudulent Lien:

• A critical defense is that the lien is fraudulent, which may arise if the lien amount is intentionally inflated or includes amounts for work not performed or that are not considered lienable under Florida’s Construction Lien Law. Florida law strictly enforces the accuracy of lien amounts. Overstatement or misrepresentation can render a lien fraudulent, thereby invalidating it.

• Another critical defense is related to the timing of the lien filing. According to Florida’s lien law, a contractor must file a lien within 90 days of the last day they provide labor or materials on the project. Filing outside this time frame allows for the challenge and potential invalidation of the lien.

• Including clear terms in construction contracts and utilizing a lien waiver can be effective in preventing lien disputes. Lien waivers, signed after each payment, can protect property owners from future lien claims for that payment period.

What Florida Statute Regulates the Florida Construction Lien Law?
Florida Statute Chapter 713, known as Florida’s Construction Lien Law, is the cornerstone of the legal framework governing construction liens in Florida.
Overview of Florida Statute Chapter 713
Legal Foundation:

This statute provides a structured approach to creating, recording, and enforcing construction liens on properties involved in construction projects. Its goal is to balance the rights and obligations of all parties in the construction process.
Key Aspects Covered by the Statute

• Eligible Parties: The statute specifies who can file a construction lien, encompassing general contractors, subcontractors, laborers, material suppliers, and professionals like architects. It ensures those who contribute to property improvements are eligible for lien protection.


• Types of Work Covered: Chapter 713 delineates the work types qualifying for lien protection, typically encompassing activities that permanently enhance the property, such as construction and renovation.


• Lien Processes: The statute details the procedures for lien recording and enforcement. This includes compliance with the prescribed content of a lien, the 90-day window for recording a lien post-completion, and initiating enforcement action within a year.


• Notice Requirements: An important aspect is the Notice to Owner (NTO) requirement. This form notice, applicable only to subcontractors and material suppliers without a direct contract with the property owner, must be served to maintain the right to file a lien.


• Limitations and Protections: The statute limits the lien amount and duration, offering protections like the ability for property owners to file a Notice of Contest of Lien, potentially shortening the lien’s lifespan.


• Lien Release: It also outlines how liens can be satisfied and released, ensuring the removal of liens from property records once final payment is made.

How do I Remove a Lien from My Property in Florida?
Waiting Out the One-Year Period:

• A construction lien in Florida remains valid for one year from its recording. If the lienholder doesn't enforce the lien within this timeframe, it automatically expires.


• Implications: This passive approach requires patience, but it can affect property transactions, delaying sales or refinancing during this period.

• Property owners can file a transfer bond to remove a lien. This involves depositing a sum, usually the lien amount plus an additional percentage, with the court. The lien then shifts from the property to the bond.


• Implications: This actively removes the lien from the property, aiding in transactions. However, it requires upfront financial commitment, and the dispute over the debt remains until resolved in court or through other means.

• Filing a Notice of Contest of Lien shortens the lienholder’s enforcement period from one year to 60 days.


• Implications: This method accelerates the resolution process but could lead to quicker legal confrontations. It’s beneficial if the lien is unlikely to be enforced by the lienholder.

• Proactively filing a lawsuit can remove an invalid lien, compelling the lienholder to validate the lien within a specific timeframe.


• Implications: This aggressive tactic incurs legal costs but is effective if there’s strong evidence of the lien’s invalidity.

Can an Unlicensed Contractor File a Lien in Florida?Legal Position of Unlicensed Contractors Regarding Lien Rights

• Prohibition for Unlicensed Contractors: Florida law prohibits unlicensed contractors from filing construction liens. This aligns with the state's construction lien law, which allows only licensed contractors, subcontractors, and material suppliers to enforce lien rights. This rule is part of a broader regulatory framework aimed at maintaining industry standards and safeguarding property owners from unqualified or fraudulent contractors.


• Dependence on Work Nature: The necessity for licensure varies with the work's nature. For tasks requiring a licensed contractor, performing without a license can nullify any lien claims.

• Invalidation and Legal Risks: Liens filed by unlicensed contractors are invalid. Beyond their inability to secure payment through the lien, these contractors risk legal consequences such as responsibility for the Owner’s attorneys’ fees necessary to remove the lien.


• Removal of Lien: Property owners can contest liens from unlicensed contractors based on the lack of licensure. Demonstrating the contractor's unlicensed status can expedite the lien's removal.


• Further Legal Implications: Unlicensed contractors who file liens may face additional legal repercussions, such as fines, civil penalties, or criminal charges, depending on the scope of the unlicensed work.

When Can a Subcontractor File a Lien in Florida?Conditions and Time Frames for Subcontractors to File a Lien
90-Day Filing Deadline:

• Subcontractors are required to file their lien within 90 days of their last day of work on the project. This deadline is strict, and failure to comply can lead to the forfeiture of lien rights.


• The definition of the last day of work excludes warranty work or corrective tasks, focusing instead on the final day of substantial labor or material provision.

• The work performed must significantly contribute to the property's improvement. The lien applies to integral project work rather than minor or incidental tasks.

• Subcontractors without a direct contract with the property owner must issue a Notice to Owner to the owner within 45 days of starting work on the property.


• This form notice is vital; it informs the property owner about the subcontractor's role in the project and alerts them to the financial obligations that may impact their property.


• Missing the 45-day deadline for the NTO can lead to the loss of the subcontractor’s right to file a lien.

What Happens if a Contractor Puts a Lien on My House in Florida?
When a contractor, including a general contractor, places a lien on a house in Florida, it triggers significant legal and financial ramifications for the homeowner. It's essential for homeowners to understand the ensuing process and its potential consequences to the owner’s property.
The Process Following the Placement of a Lien by a Contractor
Notice of the Lien:

• Upon filing a lien, the contractor typically notifies the property owner by sending the owner a copy of the lien. This lien is also recorded with the county recorder's office, becoming public record and attaching to the property's title.

• The lien doesn’t immediately necessitate a collection process or a property sale. Instead, it represents a claim that must be resolved. The contractor has one-year from the lien’s recording date to enforce it legally.

• If the debt remains unpaid, the contractor might pursue a foreclosure lawsuit, potentially leading to the property’s court-ordered sale to satisfy the debt.

• A lien clouds the property's title, complicating or impeding its sale or refinancing. Active liens typically deter buyers and financial institutions.

• Legal action by the contractor, if successful, may force a foreclosure sale, posing a severe risk of property loss for the homeowner.

• Resolving a lien, whether through settlement, payment, or legal defense, can be costly. Legal battles increase financial burdens through attorney fees and court costs.

• Homeowners often negotiate with the contractor for lien settlement, potentially achieving a more cost-effective and quicker resolution than legal proceedings.

• If the homeowner disputes the lien's validity, they can legally contest it, requiring evidence to support their challenge in court.

How do I Fight a Construction Lien in Florida?
In Florida, contesting a construction lien requires navigating legal channels and understanding the judiciary's role in these disputes. Property owners facing a lien have several options to challenge it effectively.
Legal Avenues to Contest a Construction Lien

• Filing a Lawsuit: The primary approach to dispute a lien is through litigation, compelling the lienholder to validate the lien in court. This method shifts the burden of proof to the lien filer.


• Challenging Lien Validity: Owners can challenge the lien's legitimacy on various grounds, such as discrepancies in the amount, non-compliance with statutory filing requirements, or errors in the work description. If a lien is fraudulently inflated or includes charges for unperformed work, proving such misconduct can lead to its dismissal.


• Notice of Contest of Lien: Filing this notice reduces the lien enforcement window from one year to 60 days, pressuring the lienholder to act quickly.

• The courts critically evaluate the evidence to determine the lien's validity, ensuring fair representation and adjudication of both the property owner's and lienholder's interests. The outcome can affect legal costs, with the prevailing party potentially recovering attorney fees and court expenses from the non-prevailing party. This process underscores the importance of a thorough understanding of Florida's lien law for successful dispute resolution.

How Long Can a Lien Stay on a Property in Florida?

In Florida, state law dictates that a construction lien remains valid for one year from its recording date. This period is crucial for lienholders, who must enforce the lien within this timeframe, typically by filing a lawsuit. Failure to do so results in the lien's expiration.

For property owners, this one-year duration means their property title is encumbered, potentially affecting sales or refinancing. Notably, this period cannot be extended, even with mutual agreement between the property owner and the lienholder. This rule ensures clarity and prevents indefinite title disputes.

However, property owners have legal options to shorten this period. Filing a Notice of Contest of Lien reduces the enforcement period to 60 days, accelerating the resolution process. This is particularly beneficial for owners intending to sell or refinance, as it hastens the clearing of the title.

Can You Sell a House with a Lien on It in Florida?

Selling a house with a lien in Florida can be challenging but achievable with the right strategies. A lien creates title issues, clouding the property's title and deterring potential buyers concerned about legal and financial complications. This situation often necessitates settling the lien amount during the property transaction, impacting the seller's net proceeds.

To resolve the lien before sale, several options are available:

• Paying Off the Lien: The simplest solution is to clear the lien using sale proceeds or other financial resources. This approach directly removes the lien, ensuring a clean title for the transaction.


• Negotiating with the Lienholder: Sellers can engage in negotiations with the lienholder, potentially agreeing to a reduced settlement or alternate terms. Effective negotiation can lead to a lien release, facilitating a smoother sale process.


• Escrow Arrangement: An escrow arrangement is another viable option. Here, part of the sale proceeds is held in escrow to address the lien after the sale, meeting the requirements of both the buyer and the seller.


• Bonding off the Lien: An owner can file a Transfer Bond and remove the lien from the property so the property can be sold. The owner deposits money into the court to secure the lien so it can be later resolved.

Removing Invalid Construction LiensMethods to Remove Invalid Liens
Legal Challenge in Court:

The primary method is to challenge the lien in court. Owners can file a lawsuit to have the lien declared invalid, typically on grounds of improper filing, inaccuracies, or fraudulent claims.

Notice of Contest of Lien:

Filing this notice is an effective tactic. It reduces the lienholder’s enforcement period to 60 days, pressuring swift action or automatic lien expiration.

Bonding Off the Lien:

Another option is to post a bond for the lien amount. Once accepted, the lien shifts from the property to the bond, lifting the encumbrance.

Legal Recourse for Property Owners Against Invalid Liens

• Recovery for Legal Costs: Successful challenges against invalid liens can lead to the recovery of attorney’s fees and costs, deterring frivolous lien filings.


• Suing for Damages: If a lien is fraudulently filed or exaggerated, owners may sue for damages, including financial losses, slander of title, lost closings or reputational harm.


• Direct Negotiation: Negotiating directly with the lienholder can also lead to lien removal, especially if the lien's validity is doubtful.

Looking for Reputable Construction Lien Lawyers in Florida?

Wyman Legal Solutions specializes in construction law and represents homeowners, property owners, contractors, and subcontractors before, during, and after home renovation projects in Florida, with over 25 years of experience and 25 years of satisfied clients. Get started with a free consultation to see if we might be a good fit to solve your construction lien issue.

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