Get Paid for the Work You Did with an Orlando Construction Lien Attorney
When a project owner or contractor won't pay, Florida's construction lien law is your leverage—if you hit the deadlines. As an Orlando, Florida construction lien attorney, Keough Law helps contractors, subs, and suppliers secure and enforce payment under Chapter 713.
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You did the work—you deserve to get paid
Nonpayment on a construction job hits hard—you've already covered labor and materials, and the money you're owed is working capital you can't afford to lose.
Florida's lien law gives you powerful leverage, but it's unforgiving on timing. Miss a deadline and you can lose the right entirely.
- A general contractor won’t pay your subcontractor invoice.
- An owner disputes the bill after the work is complete.
- You supplied materials and the check never came.
- A deadline is approaching and your lien rights are at risk.
In construction liens, timing is everything
Florida's lien law runs on strict deadlines. Here are the critical ones—and why acting early protects your rights.
Notice to Owner
Most parties not in direct contract with the owner must serve a Notice to Owner within 45 days of first furnishing labor or materials.
Record the Claim of Lien
A claim of lien must be recorded within 90 days of your last furnishing of labor, services, or materials to the project.
File Suit to Enforce
You generally have one year from recording the lien to file suit to foreclose it—shorter if the owner serves a Notice of Contest.
These windows are general guidance, not legal advice for your specific project—the exact deadlines and notice requirements depend on your role and the facts. Talk to us early so none of them slip.
Built for the people who build
- General contractors
- Subcontractors & sub-subs
- Material suppliers
- Laborers & tradespeople
- Design professionals
- Property owners (lien defense)
Results for businesses owed money
Nonpayment is one of the most common reasons businesses call us—and we deliver. We've recovered more than clients expected on payment disputes, moving quickly and keeping costs in check.
“Mr. Keough represented my business on a dispute, and he was able to get more than what I expected on the final outcome. He is very professional, proficient, gives great advice, and follows up quickly and efficiently.”
Service Volusia Granite
Business Dispute
From unpaid invoice to payment
Confirm your rights
We verify your lien rights, the amounts owed, and every deadline that applies to your role.
Perfect the lien
We prepare and record a proper claim of lien—and serve the notices Florida law requires.
Demand payment
A recorded lien plus a demand often gets you paid without the cost of foreclosure.
Enforce or foreclose
If payment still doesn’t come, we file suit to enforce the lien and recover what you’re owed.
Construction lien questions
What is a mechanic’s (construction) lien?
A construction lien—often called a mechanic’s lien—is a legal claim against a property for unpaid labor, services, or materials supplied to improve it. Under Florida’s Construction Lien Law (Chapter 713), contractors, subcontractors, and suppliers can use it to secure and enforce payment.
What are the deadlines for a Florida construction lien?
The key deadlines: parties not in privity with the owner generally must serve a Notice to Owner within 45 days of first furnishing; a claim of lien must be recorded within 90 days of last furnishing; and suit to enforce the lien must be filed within one year of recording (and sooner if the owner files a Notice of Contest). Missing any of these can forfeit your lien rights.
Who can file a mechanic’s lien in Florida?
General contractors, subcontractors, sub-subcontractors, laborers, and material suppliers who improved real property can have lien rights. The exact requirements—especially the Notice to Owner—depend on your relationship to the owner, which is why getting advice early matters.
A customer won’t pay for my construction work. What can I do?
If you have lien rights and you’re within the deadlines, recording a claim of lien is one of the most effective tools to get paid—it clouds the title and creates real pressure to resolve the debt. We also pursue demand letters and litigation. The sooner you act, the more options you have.
What happens after I record a lien?
A recorded lien attaches to the property and must usually be resolved before it can be cleanly sold or refinanced. Many disputes settle at this stage. If they don’t, you must file suit to foreclose the lien within the statutory deadline to keep it alive.
What if a lien was filed against my property?
You have options—including disputing an invalid or exaggerated lien, serving a Notice of Contest to shorten the enforcement deadline, or transferring the lien to a bond. We represent owners as well as contractors, and we’ll assess whether the lien is even valid.
Ready to protect
what you've built?
Schedule a free, confidential consultation. We'll talk through your situation and figure out the right next step together.