Florida Construction Lien Attorney

Florida's construction lien statute (Chapter 713) gives unpaid contractors, subcontractors, suppliers, and laborers a powerful tool — a security interest in the improved property — but only if every step is taken correctly and on time. Miss a deadline by a day and the right disappears.

Scheer Legal helps Florida contractors, subs, materialmen, and design professionals protect what they're owed. We also represent owners and developers facing lien claims they believe are wrongful or overstated.

For Contractors, Subcontractors & Suppliers

Notice to Owner (NTO)

If you don't have a direct contract with the property owner, the Notice to Owner is your gateway document under Chapter 713. Sending it on time is the single most common make-or-break step in a lien claim.

Claim of Lien

The Claim of Lien is the recorded document that secures your lien against the property. Florida law specifies what it must contain, how it must be served, and the window in which it must be recorded. Defects in the lien — or in service — can sink an otherwise valid claim.

Lien Foreclosure

If the lien isn't paid, the next step is filing a lien foreclosure action in Florida circuit court. We handle the litigation from the lis pendens through summary judgment or trial, and we coordinate with the underlying contract claim where it makes sense.

Transfers to Bond & Discharge Defense

When an owner transfers a lien to a surety bond, the litigation continues but the property is released. We also defend against owner motions to discharge or shorten liens.

For Property Owners & Developers

Not every lien is valid. We represent owners against overstated, untimely, or procedurally defective lien claims — and we help owners structure payment, lien waiver, and release-of-lien practices so they're not left exposed at the end of a project.

• Review and challenge of recorded Claims of Lien.
• Lien waiver and partial-release management during construction draws.
• Defense of lien foreclosure actions.
• Negotiation of lien releases at closing or refinancing.

Why Speed Matters

Florida's construction lien framework is full of strict deadlines — the Notice to Owner window, the recording window for the Claim of Lien, the limitation period for filing the foreclosure action, and others. Missing any one of them can void the lien entirely. If you think you have a payment problem, call early. The lien you didn't preserve doesn't come back.

The single most common reason a Florida construction lien fails isn't the merits of the claim — it's a missed deadline. We don't miss deadlines.

Frequently Asked Questions

How quickly do I need to act if I haven't been paid on a Florida project?

Quickly. Several of Florida's construction lien deadlines run from specific project events — early service of the Notice to Owner is one of the more important ones. Don't wait until the project is over to call.

Can I file a lien if I have a direct contract with the owner?

If you contracted directly with the owner, you may not need a Notice to Owner — but you still have to comply with the recording, service, and limitations requirements of Chapter 713. The procedure isn't optional.

What if the owner transfers my lien to a bond?

Your lien is still alive — it's just secured by the bond instead of the real property. We continue the foreclosure action against the bond and the underlying obligor.

Do you defend owners against bad-faith liens?

Yes. Florida law gives owners several tools — discharge motions, motions to shorten, and statutory remedies for fraudulent liens. We use them when the facts justify it.