When must a Florida lienor record a claim of lien?

Preserve the lienor’s own furnishing records and exclude mere deficiency corrections.

Determine whether the original contract was terminated under the referenced section 713.07(4) procedure.

Prepare and record the prescribed sworn claim in each county where the real property lies.

1. Preserve the lienor’s own furnishing records and exclude mere deficiency corrections.
2. Section 713.08(5) requires comparison of final furnishing and the qualifying termination event. Section 713.011 supplies its final-day and emergency-clerk provisions. Preserve their actual applicability instead of applying an unqualified ninety-day preset.
3. Preserve the actual statutory holidays, clerk calendar and qualifying emergency closure records.
4. Complete the required act with the proper court or recipient.

Section 713.011(1) extends a final Saturday, Sunday, specified section 110.117(1) holiday, clerk-observed holiday or chief-judge designated holiday to the next business day. Subsection (2) separately addresses emergency clerk closure preventing in-person recording or filing. On reopening, its period extends by the number of closed days. Preserve the actual calendar and closure records. Do not add that tolling automatically to noncourt service.

The ninety-day preset omits the earlier original-contract termination endpoint and statutory emergency-clerk tolling. It cannot establish the sworn contents or completed recording in every required county. No computed or paid recording date is released.

Establish the covered lienor, property and contract

Section 713.01 defines eligible lienors, the owner, the direct contract and real property. Its owner and real-property definitions exclude the stated governmental entities and property. A private construction lien and a public payment-bond claim do not use interchangeable procedures.

Final furnishing is the lienor’s own actual event

Section 713.01(12) uses the lienor’s last furnishing of labor, services or materials. Certificates of occupancy or final completion do not replace that event. Correcting deficiencies in previously performed work or supplied materials does not qualify. Rental equipment uses its last on-site availability for use.

Qualifying contract termination creates an earlier comparison

When the original contract is terminated under section 713.07(4), the pretermination lien uses the earlier applicable ninety-day endpoint. Preserve the actual termination and final furnishing. Section 713.07(4) also addresses the recorded recommencement affidavit and its separate thirty-day priority consequence.

A correction or amendment does not create unrestricted recording time

Section 713.08(4)(b) permits amendment during the allowed recording period, subject to its good-faith reliance protection. Record the amendment in the prescribed manner. A later document cannot establish actual later furnishing merely by stating a different date.

The construction-lien statute has its own time provisions

Section 713.011(1) extends a qualifying final weekend or holiday to the next business day. Subsection (2) separately tolls recording and court-filing periods during its qualifying emergency clerk closure. Preserve the actual clerk calendar and closure history. The current single-date preset does not implement that statutory history.

• This guide does not establish lien entitlement, valid notice, sworn amounts, completed service or recording, a timely action or an actual judicial ruling.
• Check the governing historical edition, actual motions, orders, clerk holidays and filing receipts.

• Preserve the lienor’s own furnishing records and exclude mere deficiency corrections.
• Determine whether the original contract was terminated under the referenced section 713.07(4) procedure.
• Prepare and record the prescribed sworn claim in each county where the real property lies.
• Section 713.01 defines eligible lienors, the owner, the direct contract and real property. Its owner and real-property definitions exclude the stated governmental entities and property. A private construction lien and a public payment-bond claim do not use interchangeable procedures.
• Section 713.01(12) uses the lienor’s last furnishing of labor, services or materials. Certificates of occupancy or final completion do not replace that event. Correcting deficiencies in previously performed work or supplied materials does not qualify. Rental equipment uses its last on-site availability for use.
• When the original contract is terminated under section 713.07(4), the pretermination lien uses the earlier applicable ninety-day endpoint. Preserve the actual termination and final furnishing. Section 713.07(4) also addresses the recorded recommencement affidavit and its separate thirty-day priority consequence.
• Section 713.08(4)(b) permits amendment during the allowed recording period, subject to its good-faith reliance protection. Record the amendment in the prescribed manner. A later document cannot establish actual later furnishing merely by stating a different date.
• Section 713.011(1) extends a qualifying final weekend or holiday to the next business day. Subsection (2) separately tolls recording and court-filing periods during its qualifying emergency clerk closure. Preserve the actual clerk calendar and closure history. The current single-date preset does not implement that statutory history.
• Section 713.08(1),(2) requires the prescribed claim information and signature under oath or affirmation. Section 713.08(5) requires recording in each applicable county. Preserve the actual recording receipt and complete the distinct owner-service procedure under subsection (4)(c).