Florida NTO Law: What You Need to Know

What Florida §713.06 Requires

In Florida, most subcontractors and suppliers who don't have a direct contract with the property owner must serve a Notice to Owner (NTO) before they can claim a construction lien under Florida Statutes §713.06. Missing this notice means losing your lien rights — permanently.

The NTO must be delivered to the owner (and in some cases the general contractor) by certified mail or hand delivery within a strict deadline. Florida courts have ruled that even a one-day miss forfeits lien rights entirely.

• ✓
  Who Must File

  Subcontractors, sub-subcontractors, laborers, and material suppliers without a direct contract with the property owner.
• ✓
  Deadline

  Within 45 days of first furnishing labor or materials to the project. No exceptions.
• ✓
  Method

  Must be sent by certified mail, registered mail, or hand delivery to the owner (and general contractor if applicable).
• ✓
  Form

  Must substantially comply with the statutory form in §713.06(2)(c), including specific language about lien rights and the property address.

Consequences of missing: If you miss the 45-day window, you permanently lose your right to file a mechanics lien on that project. This means if you aren't paid, you have no lien remedy — only a lawsuit against the contractor, which is slower and more expensive.