A no-nonsense, proactive playbook for Florida owners, GCs, and developers—light on drama, heavy on results. 

When a Claim of Lien hits your mailbox, time starts moving fast. A lien clouds title, spooks lenders and buyers, and when left alone it can ripen into a foreclosure action. Here’s your practical, front-line checklist to protect the project, your financing, and your closing schedule. 

1. Triage the basics (same day) 

• Calendar the deadline. By default, a recorded construction lien in Florida lasts 1 year unless the lienor files suit sooner or you shorten the window.  

1. Fla. Stat. § 713.22(1): “A lien provided by this part does not continue for a longer period than 1 year after the claim of lien has been recorded… unless within that time an action to enforce the lien is commenced…” Statutes & Constitution :View Statutes : Online Sunshine 

• Pull the chain. Compare the lien to the Notice of Commencement (NOC), contract, and pay apps. Confirm legal description, contracting party, amounts, and whether payments were “proper” under § 713.06: and review the NOC under § 713.13: 

• Keep paying smart. NOC expirations can make later payments “improper” and expose you to double pay. See §§ 713.13 and 713.06. 

2. Fire off a Request for Sworn Statement of Account (OPTIONAL, but highly strategic) 

Florida’s § 713.16 gives owners a powerful information right. Serve the statutory Request for Sworn Statement of Account on the lienor. If the lienor fails to respond within 30 days (or lies), they lose their lien.  

Why this matters: 

• Forces the lienor to lock in amounts, credits, and dates under oath—useful for settlement leverage and future defenses. 

• Creates an early exit: non-response or a false response means lien forfeiture under § 713.16. 

Fla. Stat. § 713.16(2) states: 

“The owner may serve in writing a demand of any lienor for a written statement under oath of his or her account… T The failure or refusal to furnish the statement under oath within 30 days after the demand, or the furnishing of a false or fraudulent statement, deprives the person so failing or refusing to furnish such statement of his or her lien.” Statutes & Constitution :View Statutes : Online Sunshine 

Use the statute’s exact warning language.  

Fla. Stat. § § 713.16(3) states:  

(3)A request for sworn statement of account must be in substantially the following form: 

REQUEST FOR SWORN STATEMENT OF ACCOUNT 

WARNING: YOUR FAILURE TO FURNISH THE REQUESTED STATEMENT, SIGNED UNDER OATH, WITHIN 30 DAYS OR THE FURNISHING OF A FALSE STATEMENT WILL RESULT IN THE LOSS OF YOUR LIEN. 

To:   (Lienor’s name and address)   

The undersigned hereby demands a written statement under oath of his or her account showing the nature of the labor or services performed and to be performed, if any, the materials furnished, the materials to be furnished, if known, the amount paid on account to date, the amount due, and the amount to become due, if known, as of the date of the statement for the improvement of real property identified as   (property description)  . 

  (name of contractor)   

  (name of the lienor’s customer, as set forth in the lienor’s Notice to Owner, if such notice has been served)   

  (signature and address of owner)   

  (date of request for sworn statement of account)   Statutes & Constitution :View Statutes : Online Sunshine 

3. Consider a Notice of Contest of Lien to compress the timeline to 60 days 

If you need to clear title fast (refi, draw, or sale), record/serve a Notice of Contest of Lien. That shortens the lienor’s time to file suit to 60 days. If they don’t sue in time, the lien evaporates. The notice must be substantially the same form as the following: 

NOTICE OF CONTEST OF LIEN 

To:   (Name and address of lienor)   

You are notified that the undersigned contests the claim of lien filed by you on  ,   (year)  , and recorded in   Book  , Page  , of the public records of   County, Florida, and that the time within which you may file suit to enforce your lien is limited to 60 days from the date of service of this notice. This   day of  ,   (year)  . 

Signed:   (Owner or Attorney)   

Statutes & Constitution :View Statutes : Online Sunshine  

Pro move: pair your Sworn Statement demand with a Notice of Contest. You get both information and a shot clock. 

4. Shift the fight off your property with a Transfer Bond 

Under Fla. Stat. § 713.24(1), you can transfer the lien from the real property to a bond or cash deposit. Result: the property is released, deals can close, draws can fund, and any dispute proceeds against the security; not your land. Statutes & Constitution :View Statutes : Online Sunshine 

When to use: closings looming, lender demands, or you want the cloud off title while you litigate. 

Warning: Statutory requirement is lien amount + 3 years’ interest at the legal rate + $5,000 or 25% (whichever is greater) for fees/costs. Statutes & Constitution :View Statutes : Online Sunshine 

5. Audit your Notice to Owner (NTO) universe and subcontractor roster 

• Confirm who served NTOs and whether they were timely; this controls who has lien rights. § 713.06. 

• Demand the List of Subcontractors and Suppliers from your contractor under § 713.165 (contractor must respond within 10 days). This helps verify who can claim and guides your conditional releases. § 713.165  

6. Pressure-test the lien for fraud or facial defects 

Lienor Beware: Florida penalizes willful exaggerations; claims on work not performed; and willful & gross negligence amounting to willful exaggerations. Such conduct can render a lien fraudulent liens. § 713.31.  

7. Keep releases, pay affidavits, and payment sequencing tight 

Florida’s “proper payment” defense is only as good as your paperwork and sequencing. § 713.06. Before releasing funds, line up contractor affidavits, conditional releases, and through-dates that match the draw.  

1. Why the Sworn Statement of Account is essential 

It’s fast, inexpensive, and decisive when ignored. The statute’s warning has teeth—the consequence is lien loss. Even when they respond, you’ve locked the lienor to numbers and facts under oath. This is helpful for negotiations, summary judgment, or fee-shifting later. § 713.16. 

2. Why the Notice of Contest of Lien is equally critical 

You control the pace. If a lienor won’t commit to litigation in 60 days from the date of service, the lien dies. This tool prevents a year-long cloud on title and forces serious claimants to act promptly.  

§ 713.22(2).  

Extra credit: habits that prevent lien fights from snowballing 

• Refresh your NOC on longer projects so payments don’t become “improper” after expiration. § 713.13.  

• Standardize draw packages to include contractor affidavits and tiered releases every time. § 713.06. 

• Escalate early: when a pay dispute surfaces, use §§ 713.16 and 713.165 requests before a lien is recorded to flush out issues and players. 

• If a lien lands mid-deal, transfer it and keep the deal moving; litigate on the bond. § 713.24. 

Where this fits in your broader litigation posture 

Florida’s civil rules and discovery expectations reward front-loaded, organized disclosures and punish gamesmanship. Make your disputed-sum story provable from day one: clean ledgers, signed releases, and sworn statements. Start with the lien law tools above. §§ 713.06, 713.13, 713.16, 713.22, 713.24, and 713.31. 

RAK: Your lien-response SWAT team 

We contest, bond off, and resolve liens with minimal disruption. We can: 

• Serve a § 713.16 demand and a Notice of Contest under § 713.22(2) the same day where appropriate. 

• Transfer the lien to a bond under § 713.24 to unblock your closing or draw. 

• Pressure-test the lien for fraud/exaggeration and line up fee-shifting defenses per § 713.31. 

• Rebuild your pay-control workflow so it doesn’t happen again with § 713.06-compliant sequencing. 

Disclaimer 

This is general information, not legal advice. Deadlines are unforgiving. If you’ve received a Claim of Lien, timing is critical, so contact RAK and we can execute this plan immediately.