5 deadlines NoticeGuard models for Florida: what each one counts from, the statute it was read from, and the statute text.
Information, not legal advice. This app reports what the statute says and cites the section it read. It is not legal advice, it does not file anything for you, and it does not tell you what to do.
Verify with the statute or an attorney. Statutes change, and courts reinterpret them. Every deadline in this app comes from a statute read on the date shown next to its citation - that snapshot can go out of date. Missing a mechanics lien deadline can extinguish your claim permanently, so confirm any deadline you are relying on with an attorney licensed in that state before you act on it.
Data verified: statute text retrieved 2026-09-09 to 2026-09-10 (each citation below carries its own date). Rule data from the NoticeGuard app, source commit 22f9300.
90 days after last furnishing (last day on site), but no later than 90 days after original contract terminated before completion (whichever is earlier)
Original contractor, Subcontractor, Supplier only when a date is entered for original contract terminated before completion
Served on the owner by a lienor not in privity with the owner (subcontractor or supplier), counted from commencing to furnish labor or materials.
What it counts from. 45 days after first furnishing (commenced work).
Applies to. Subcontractor, Supplier.
Florida Statutes § 713.06 (2)(a) Official source · statute text retrieved 2026-09-09
“The notice must be served before commencing, or not later than 45 days after commencing, to furnish his or her labor, services, or materials, but, in any event, before the date of the owner's disbursement of the final payment after the contractor has furnished the affidavit under subparagraph (3)(d)1.”
If the date is missed (the statute's own terms). § 713.06(2)(a): "the failure to serve the notice, or to timely serve it, is a complete defense to enforcement of a lien by any person."
Also stated next to this deadline.
A person in privity with the owner (the original contractor) does not serve this notice - § 713.06(2)(a) applies to "any lienor... other than one in privity with the owner."
The 45-day count is not the only cutoff: service is also barred once the owner disburses final payment after the contractor's final-payment affidavit is filed, an event this rule set does not track.
Claim of lien
Recorded with the clerk of court, counted from the lienor's own final furnishing of labor or materials - not from completion of the job as a whole.
What it counts from. 90 days after last furnishing (last day on site).
Applies to. Original contractor, Subcontractor, Supplier (when no date is entered for original contract terminated before completion).
Florida Statutes § 713.08 (5) (first sentence) Official source · statute text retrieved 2026-09-09
“The claim of lien may be recorded at any time during the progress of the work or thereafter but not later than 90 days after the final furnishing of the labor or services or materials by the lienor.”
If the date is missed (the statute's own terms). Stated as a hard deadline ("not later than") rather than a separate consequence clause - § 713.08(5) does not itself spell out what happens if it is missed; that is governed elsewhere in the chapter, not quoted here to avoid overstating what this subsection says.
Also stated next to this deadline.
This is the anchor Utah's rule set deliberately avoids: Florida counts from this lienor's own final furnishing, not from completion of the underlying contract as a whole.
This is the ordinary case - the original (direct) contract was never terminated under s. 713.07(4). If it was, § 713.08(5)'s second sentence imposes an earlier ceiling and the sibling rule below replaces this one; enter the termination date so the app can apply it.
Claim of lien (original contract terminated under s. 713.07(4))
When the original contract was terminated before completion, § 713.08(5)'s second sentence takes whichever comes FIRST: 90 days after that termination, or 90 days after this lienor's own final furnishing.
What it counts from. 90 days after last furnishing (last day on site), but no later than 90 days after original contract terminated before completion (whichever is earlier).
Applies to. Original contractor, Subcontractor, Supplier (when a date is entered for original contract terminated before completion).
Florida Statutes § 713.08 (5) (second sentence) Official source · statute text retrieved 2026-09-09
“However, if the original contract is terminated under s. 713.07(4), a claim for a lien attaching prior to such termination may not be recorded after 90 days following the date of such termination or 90 days after the final furnishing of labor, services, or materials by the lienor, whichever occurs first.”
If the date is missed (the statute's own terms). The claim "may not be recorded" past the earlier of the two dates - in the statute's own words a flat bar on recording, not a loss of priority.
Also stated next to this deadline.
A genuine "whichever occurs first" between two forward counts, which is exactly what this app's cap computes - the same shape as Utah's notice-of-completion cap and Wyoming's substantial-completion cap, not an outright replacement the way the notice-of-contest rule below works.
The sentence's own limit on its own reach: by its terms it governs "a claim for a lien attaching prior to such termination." A lien attaching only AFTER the termination falls outside it. This app does not distinguish the two - it applies the shorter capped date whenever a termination date is entered, which is the conservative (never-too-late) direction.
Section 713.07(4) is the subsection covering construction ceasing or the direct contract being terminated before completion, and the owner's recommencement machinery that follows. It does not itself define which act constitutes the termination, and neither does this app - enter the date you treat the direct contract as having ended.
Action to enforce lien (no notice of contest served)
Counted from recording the claim of lien, so long as no Notice of Contest of Lien has been served.
What it counts from. 365 days after notice of construction lien recorded.
Applies to. Original contractor, Subcontractor, Supplier (when no date is entered for notice of contest of lien served).
Florida Statutes § 713.22 (1) Official source · statute text retrieved 2026-09-09
“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 in a court of competent jurisdiction.”
If the date is missed (the statute's own terms). The lien "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."
Also stated next to this deadline.
Approximated as 365 calendar days (1 year × 365), the same approximation style used throughout this app. A calendar year is 365 or 366 days, so this date always lands on or before the statutory one - never after it.
Action to enforce lien (after notice of contest of lien served)
Replaces the 1-year default outright once a Notice of Contest of Lien is served - not a cap taking the earlier of two dates, a full switch to a new, shorter count from the notice itself.
What it counts from. 60 days after notice of contest of lien served.
Applies to. Original contractor, Subcontractor, Supplier (when a date is entered for notice of contest of lien served).
Florida Statutes § 713.22 (2) Official source · statute text retrieved 2026-09-09
“The lien of any lienor upon whom such notice is served and who fails to institute a suit to enforce his or her lien within 60 days after service of such notice is extinguished automatically.”
If the date is missed (the statute's own terms). The statute's own word is "extinguished automatically" - not "void" or "unenforceable," the terms Utah's equivalent rules use. Quoted precisely rather than normalized to match Utah's wording.
Also stated next to this deadline.
The Notice of Contest of Lien's statutory form itself states: "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" (§ 713.22(2)) - the required form language, not a separate rule.
Weekend and holiday rollover
NoticeGuard applies this rule to Florida deadlines that land on a Saturday, Sunday or legal holiday. It is the rule as the app stores it, shown with its source.
Florida Statutes § 713.011 (1) Official source · retrieved 2026-09-10
“In computing any time period under this part, if the last day of the time period is a Saturday, Sunday, or holiday specified in s. 110.117(1), or any day observed as a holiday by the clerk's office or designated as a holiday by the chief judge of the circuit, the time period is extended to the end of the next business day.”
What this rule set does not cover
Weekend/holiday rollover follows § 713.011(1), extending a deadline landing on the state's paid holidays (s. 110.117(1)) to the next business day. Not modeled: the same subsection's "any day observed as a holiday by the clerk's office or designated as a holiday by the chief judge of the circuit" - county-specific and unknowable in advance - and § 713.011(2), the separate tolling when the clerk's office is closed for an emergency, a real-world event rather than a calendar rule.
Only §§ 713.011, 713.06, 713.07(4), 713.08, and 713.22 have been read. The rest of Chapter 713 - including bonded/transfer-of-lien-to-security provisions (§ 713.24), residential/homestead-specific notices, retainage, and funds-disbursement/final-payment-affidavit timing referenced inside § 713.06(2)(a) itself - has not been incorporated.
The claim-of-lien deadline has a SECOND, earlier ceiling that applies only if the original contract was terminated before completion: § 713.08(5)'s second sentence bars recording "after 90 days following the date of such termination or 90 days after the final furnishing of labor, services, or materials by the lienor, whichever occurs first." This app now models it - but only when you enter a termination date. Leave that field empty and you are shown the ordinary 90-days-from-final-furnishing date, which on a terminated contract can be LATER than the law allows. If the direct contract was terminated under s. 713.07(4), enter the date.
Whether a particular lien "attached prior to" the termination - the condition § 713.08(5)'s second sentence states for itself - is not determined by this app. Enter a termination date and the shorter capped date is applied to the claim-of-lien rule regardless, including to a lien that may have attached afterwards and so fall outside that sentence entirely. Early rather than late, deliberately.
Notice to Owner (§ 713.06) is also cut off by the owner's disbursement of final payment after a contractor's final-payment affidavit is filed - a second, data-dependent cutoff this rule set does not model. Treat the 45-day date as the latest possible deadline, not the only one.
Where a project has a Notice of Commencement recorded (governing how/where a Notice to Owner must be served) or is bonded (which can replace the lien remedy with a bond claim), this rule set does not detect or model those cases.
Residential and condominium-specific variations under other parts of Chapter 713 are not modeled here.
This app generates documents for the notice to owner and the claim of lien - not for the action to enforce the lien, which is a civil complaint governed by court rules and local practice, not a form § 713.22 itself prescribes.
NoticeGuard is an app that turns a job's dates into a countdown for each statutory step, shows the statute text each date was read from, exports a calendar file (.ics) and sends reminders 14, 7 and 1 day before each deadline. It tracks and reminds; it does not file anything for you.