Free Florida lien waiver templates. Florida requires statutory forms under Florida Statutes § 713.20.
Florida has statutory lien waiver forms but uniquely prohibits parties from requiring use of a non-statutory form — the statutory form is the safe harbor. Florida lien law also requires a "Notice to Owner" to be sent before or early in a project for subcontractors who do not have a direct contract with the property owner. Missing this notice can forfeit lien rights entirely.
Key Rules for Florida
Statutory forms available under § 713.20 — parties cannot be required to use non-statutory forms
No notarization required
Notice to Owner required within 45 days of first furnishing labor or materials
Lien must be filed within 90 days of last furnishing
Proper recording of lien is mandatory — must be in the county where property is located
Yes. Florida requires use of statutory lien waiver forms under Florida Statutes § 713.20. Using a non-compliant form may void the waiver entirely.
A conditional waiver only takes effect when payment is actually received and cleared. An unconditional waiver releases lien rights immediately upon signing, regardless of whether payment is received. Always use conditional waivers when exchanging with a check.
No. Florida does not require notarization of lien waivers. A signature and date are sufficient.
Use a conditional waiver when exchanging the waiver simultaneously with a check — it only becomes effective when the check clears, protecting you if it bounces. Use an unconditional waiver only after confirming payment has fully cleared your bank account.
Legal disclaimer: The forms on this site are provided for general informational purposes only and do not constitute legal advice. Construction lien laws are complex and vary by project type and circumstances. Always consult a licensed construction attorney before relying on any lien waiver for a real project.