Florida Statutory Lien Waiver Law & Compliance Guide
Complete legal standards, mandatory form formats, retainage carve-out rules, and pre-flight draw verification guidelines under Fla. Stat. § 713.20 (Florida Statutes Chapter 713 (Construction Liens), Part I).
Understanding Florida's Mechanics Lien Waiver Law
Florida construction lien law strictly regulates lien waivers under Florida Statutes § 713.20. A landmark protection in Florida law is Fla. Stat. § 713.20(8), which explicitly provides that a person may NOT require a lienor to furnish a lien waiver that differs from the statutory forms. Progress waivers automatically carve out retainage and future work.
Florida's construction industry is anchored by Chapter 713. The statutory forms ensure that payment releases do not inadvertently forfeit contract retainage or pending change orders, establishing standard forms for progress and final disbursements.
Statutory forms provided under Fla. Stat. § 713.20(4) and (5). Demanding non-statutory waivers is unlawful under § 713.20(8).
FL Statutory At-A-Glance
The 2 Mandatory Florida Statutory Form Types
Under Fla. Stat. § 713.20, lien rights may only be waived and released using these specific prescribed statutory instruments. Any non-conforming or custom waiver is void or legally risky.
Waiver and Release of Lien Upon Progress Payment
Statutory progress waiver releasing lien rights through a specified cutoff date.
Waiver and Release of Lien Upon Final Payment
Statutory final payment release terminating lien rights on the project.
Critical Legal Requirements Under Fla. Stat. § 713.20
This waiver and release does not cover any retention or labor, services, or materials furnished after the date specified.
Font size specification: Standard legible type. Failure to print this exact text block voids statutory compliance.
Notarization is NOT mandatory under Fla. Stat. § 713.20. Subcontractor signature alone satisfies statutory requirements.
Fla. Stat. § 713.20(4) statutory text explicitly mandates: 'This waiver and release does not cover any retention or labor, services, or materials furnished after the date specified.'
Disputed claims and unpaid extras must be enumerated in the final waiver exception space under Fla. Stat. § 713.20(5).
Top 3 Critical Florida Lien Waiver Pitfalls
Common mistakes that trigger lender draw package rejections, lien forfeitures, or double-payment exposure on Florida commercial jobs.
Requiring Non-Statutory Waivers with Broad Indemnities
Upstream GCs demanding custom 5-page lien waivers with general releases and indemnity obligations violate Fla. Stat. § 713.20(8).
Signing Florida Final Waiver Before Retainage Payment
Executing a final release without listing unpaid retainage under disputed claims wipes out retainage lien rights.
Missing Florida Notice to Owner (NTO) Coordination
Paying subcontractors without verifying NTO service log leaves owner vulnerable to double payment.
Florida Draw Verification Checklist (GC / Project Accountant)
Verify form conforms to Fla. Stat. § 713.20(4) or § 713.20(5) statutory language.
Check through-date against pay application period end date.
Verify that progress waivers maintain the statutory retainage exclusion clause.
Cross-check subcontractor against Florida Notice to Owner (NTO) log.
Confirm conditional payment condition precedent is included when paying by check.
Florida Lien Waiver FAQs
Direct answers to high-intent questions regarding mechanics lien waiver statutory compliance under Fla. Stat. § 713.20.
Q:Can a general contractor force a subcontractor to sign a non-statutory waiver in Florida?
No. Florida Statutes § 713.20(8) clearly states: 'A person may not require a lienor to furnish a lien waiver or release of lien that is different from the statutory forms provided in this section.'
Q:Do Florida lien waivers require a notary stamp?
No. Florida Statutes § 713.20 does not require notarization for statutory lien waivers. A valid signature by the authorized officer or agent is sufficient.
Q:Does a Florida progress payment waiver waive retainage?
No. Florida Statutes § 713.20(4) explicitly specifies that the progress waiver does not cover retention or labor, services, or materials furnished after the through date.
Q:What is the difference between Florida progress and final waivers?
A progress waiver (§ 713.20(4)) releases lien rights only through a specific date and preserves retainage. A final waiver (§ 713.20(5)) releases all lien rights for the entire contract sum, subject only to listed disputed claims.
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