Florida Lien Waiver Guide
Florida requires statutory lien waiver forms. Non-compliant waivers may be void and unenforceable.
Key Information
Waiver Type
Statutory
Filing Deadline
90 days from last furnishing labor, services, or materials
Notice Requirements
Notice to Owner (NTO) required within 45 days of first furnishing for all claimants except laborers.
Key Statutes
Fla. Stat. §713.01 et seq.; §713.20 (waiver forms)
Waiver Types in Florida
Conditional Waiver on Progress PaymentRequired
Waives lien rights for a specific progress payment, but only upon actual receipt of payment. Protects the claimant if the check bounces or payment fails.
Unconditional Waiver on Progress PaymentRequired
Immediately and unconditionally waives lien rights for a specific progress payment amount, regardless of whether payment has actually been received.
Conditional Waiver on Final PaymentRequired
Waives all lien rights upon receipt of the final payment. The waiver is conditioned on actual receipt of the specified final payment amount.
Unconditional Waiver on Final PaymentRequired
Immediately and unconditionally waives all lien rights. This is the most comprehensive waiver and should only be signed after final payment is confirmed in your account.
Florida Lien Waiver Rules
Florida provides statutory lien waiver forms under §713.20. While custom forms may be used, statutory forms provide the greatest certainty of enforceability. The Notice to Owner (NTO) is critical — failure to serve it can result in loss of lien rights. Florida distinguishes between partial and final releases.
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