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.

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  Who Must File

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

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  Deadline

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

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