Avoid a $75,000+ loss from a missed deadline
Florida Lien Deadlines for Material Suppliers
Florida requires a "Notice of Unpaid Lien" to be provided to the owner before filing a lien if you don't have a direct contract.
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Florida is High Risk for Suppliers
Florida is High Risk for Suppliers Florida requires many suppliers (those not contracted directly with the owner) to send a Notice to Owner within a short window. If your Notice to Owner is late, it can wipe out lien leverage before collections even starts. Florida also has a hard 90-day lien filing deadline tied to your last furnishing.
Florida Lien Deadlines
| Deadline Type | Timing | Details |
|---|---|---|
| Notice to Owner | Within 45 days of first furnishing | For suppliers not in direct contract with the owner, the Notice to Owner generally must be served within 45 days after you first deliver materials (or first furnish). Late notice can destroy lien rights. |
| Lien Filing | 90 days from last furnishing | Your lien filing deadline is typically 90 days from your last date of furnishing labor or materials. Track the actual last delivery date—don't rely on invoice dates. |
| Notice Method | Certified mail (return receipt) | Notices are commonly sent by certified mail with return receipt requested. Keep proof of mailing and delivery for your file. |
| Enforcement Period | 1 year from lien filing | After recording the lien, enforcement typically must begin within 1 year from the lien filing date. |
| Statutes | Florida Statutes | Fla. Stat. §713.08; §713.06; §713.09 |
Common Supplier Mistakes in Florida
Florida Lien Deadlines
Deadline Type Timing Details Notice to Owner Within 45 days of first furnishing For suppliers not in direct contract with the owner, the Notice to Owner generally must be served within 45 days after you first deliver materials (or first furnish). Late notice can destroy lien rights. Lien Filing 90 days from last furnishing Your lien filing deadline is typically 90 days from your last date of furnishing labor or materials. Track the actual last delivery date—don't rely on invoice dates. Notice Method Certified mail (return receipt) Notices are commonly sent by certified mail with return receipt requested. Keep proof of mailing and delivery for your file. Enforcement Period 1 year from lien filing After recording the lien, enforcement typically must begin within 1 year from the lien filing date. Statutes Florida Statutes Fla. Stat. §713.08; §713.06; §713.09
Sending the Notice to Owner Too Late
Florida's Notice to Owner timing is strict. If you wait until payment is overdue, the 45-day window may already be gone.
Using Invoice Dates Instead of First/Last Furnishing
Deadlines are tied to when materials were first delivered and last furnished—not when invoices were issued or when a statement was sent.
Not Noticing the "Direct Contract" Exception
Many notice requirements depend on whether you are contracted directly with the owner. If you're supplying through a contractor or sub, assume notice is required unless you've confirmed otherwise.
No Proof of Mailing / Delivery
If you can't prove your notice was sent, you may not be able to rely on it later. Certified mail + receipts matter.
Waiting Until the 90th Day to Act
The 90-day lien filing deadline can arrive fast—especially on jobs with staggered deliveries. Build your timeline while the job is active.
When is the Florida Notice to Owner due?
For many suppliers not in direct contract with the owner, the Notice to Owner is typically due within 45 days after your first delivery (first furnishing). If it's late, your lien rights can be at risk.
What is the Florida lien filing deadline for suppliers?
Florida lien filing is typically due within 90 days from your last furnishing of labor or materials. Track the real last delivery date across tickets and shipments.
How should suppliers send the Notice to Owner?
A common method is certified mail with return receipt requested. Keep proof of mailing and delivery—documentation is part of the leverage.
How long do I have to enforce a Florida lien?
Enforcement is typically required within 1 year from the lien filing date. Filing a lien is not the final step—enforcement timing matters.
What if I missed the Notice to Owner deadline?
Missing notice timing can eliminate lien leverage even if you're still supplying the project. If you're close to the 45-day window, use the calculator now and prioritize notice tracking immediately. This guide is for informational purposes only and does not constitute legal advice. Always verify deadlines with a licensed Florida construction attorney.
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Frequently Asked Questions
Sending the Notice to Owner Too Late
Florida's Notice to Owner timing is strict. If you wait until payment is overdue, the 45-day window may already be gone.
Using Invoice Dates Instead of First/Last Furnishing
Deadlines are tied to when materials were first delivered and last furnished—not when invoices were issued or when a statement was sent.
Not Noticing the "Direct Contract" Exception
Many notice requirements depend on whether you are contracted directly with the owner. If you're supplying through a contractor or sub, assume notice is required unless you've confirmed otherwise.
No Proof of Mailing / Delivery
If you can't prove your notice was sent, you may not be able to rely on it later. Certified mail + receipts matter.
Waiting Until the 90th Day to Act
The 90-day lien filing deadline can arrive fast—especially on jobs with staggered deliveries. Build your timeline while the job is active.
When is the Florida Notice to Owner due?
For many suppliers not in direct contract with the owner, the Notice to Owner is typically due within 45 days after your first delivery (first furnishing). If it's late, your lien rights can be at risk.
What is the Florida lien filing deadline for suppliers?
Florida lien filing is typically due within 90 days from your last furnishing of labor or materials. Track the real last delivery date across tickets and shipments.
How should suppliers send the Notice to Owner?
A common method is certified mail with return receipt requested. Keep proof of mailing and delivery—documentation is part of the leverage.
How long do I have to enforce a Florida lien?
Enforcement is typically required within 1 year from the lien filing date. Filing a lien is not the final step—enforcement timing matters.
What if I missed the Notice to Owner deadline?
Missing notice timing can eliminate lien leverage even if you're still supplying the project. If you're close to the 45-day window, use the calculator now and prioritize notice tracking immediately. This guide is for informational purposes only and does not constitute legal advice. Always verify deadlines with a licensed Florida construction attorney.
Disclaimer: This content is for informational purposes only and does not constitute legal advice.