Fort Lauderdale lien removal is one of the most time-sensitive legal services in Broward County real estate. A contractor lien, mechanic’s lien, or judgment lien on your property can block a sale, prevent refinancing, and cloud the title indefinitely if left unresolved. Florida’s Construction Lien Law (Chapter 713) gives contractors, subcontractors, and material suppliers broad rights to place liens on real property for unpaid work — but those same laws impose strict procedural requirements that many lienors fail to follow. When they don’t, a Fort Lauderdale lien removal attorney can challenge the lien and have it discharged faster than most property owners expect.
Joseph Hughes handles lien removal in Fort Lauderdale for property owners, buyers, sellers, and investors throughout Broward County. Hughes Real Estate Law evaluates every lien for procedural defects, negotiates releases, and pursues discharge through litigation when necessary. Joseph Hughes handles every lien removal matter personally.
This page covers the types of liens that affect Florida real estate, how Fort Lauderdale lien removal works under Florida law, and what your options are when a lien is blocking your property transaction or clouding your title.
Types of Liens That Affect Fort Lauderdale Properties
| Lien Type | What It Is | How It’s Removed |
|---|---|---|
| Contractor / Mechanic’s Lien | Filed by a contractor, subcontractor, or supplier for unpaid work or materials under Chapter 713 | Payment, negotiated release, transfer to bond, or discharge for procedural defects |
| Judgment Lien | Arises when a court judgment is recorded against a property owner — attaches to all real property in the county | Payment, satisfaction, or negotiated release — homestead property may be exempt |
| IRS Federal Tax Lien | Filed by the IRS against a taxpayer’s property for unpaid federal taxes | Payment, installment agreement, or Certificate of Discharge from the IRS |
| Florida State Tax Lien | Filed by the Florida Department of Revenue for unpaid state taxes | Payment or negotiated release with the Department of Revenue |
| HOA / Condo Lien | Filed by a homeowner or condo association for unpaid assessments | Payment or legal challenge if the lien was improperly filed or the assessment was unlawful |
| Lis Pendens | Notice of pending litigation that clouds the title while a lawsuit is ongoing | Discharge by court order or resolution of the underlying lawsuit |
Florida Construction Lien Law: What Every Property Owner Must Know
Florida’s Construction Lien Law (Chapter 713) is one of the most powerful — and most technical — statutes in Florida real estate. It gives anyone who provides labor, materials, or services to improve real property the right to place a lien on that property if they aren’t paid. That includes contractors, subcontractors, sub-subcontractors, laborers, and material suppliers.
The law protects workers and suppliers — but it also creates risk for property owners. A homeowner who pays their general contractor in full can still have a lien placed on their property by a subcontractor or supplier the general contractor never paid. This is why Florida requires owners to demand a Contractor’s Final Payment Affidavit and Releases of Lien from all parties before releasing final payment.
However, Chapter 713 also imposes strict requirements on lienors. Preliminary notices must be served within specific timeframes. The lien must be recorded within 90 days of the last day work was performed or materials were delivered. The lien must contain accurate information about the property and the amount owed. Any procedural defect can render the lien unenforceable — and a Fort Lauderdale lien removal attorney identifies those defects and moves to discharge the lien.
How Fort Lauderdale Lien Removal Works
The lien removal process in Fort Lauderdale depends on the type of lien and the circumstances. Here are the primary paths:
- Negotiated release — The lienor agrees to release the lien in exchange for full or partial payment. Joseph Hughes negotiates directly with the lienor or their attorney to reach an acceptable settlement.
- Transfer to bond — Under Chapter 713, a property owner can transfer a contractor lien to a cash bond or surety bond. The lien is removed from the property and the lienor’s claim is against the bond — allowing a sale or refinance to proceed while the dispute is resolved separately.
- Show cause action — Florida law allows a property owner to serve a written demand requiring the lienor to show cause why the lien should not be discharged. If the lienor fails to respond adequately or the lien has procedural defects, the court can discharge it.
- Litigation — When a lien is disputed on the merits or the amount is inflated, Joseph Hughes pursues discharge through real estate litigation in Fort Lauderdale.
The Broward County Clerk of Courts maintains all recorded lien filings for Fort Lauderdale properties. Searching the records before purchasing or refinancing a property is essential — and having an attorney review those records is even more so. Under Florida Statutes Chapter 713, the full Construction Lien Law sets out exactly what lienors must do — and what property owners can do when they don’t.
Lien Removal When Closing Is on the Line
A lien discovered during a Fort Lauderdale real estate closing creates an immediate problem. The title company won’t insure the property. The lender won’t fund. The buyer may have the right to terminate. In these situations, time is everything — and a Fort Lauderdale lien removal attorney who knows the process can often resolve the issue before the closing deadline passes.
Joseph Hughes coordinates directly with the title company, the lienor, and the closing agent to resolve lien issues as quickly as possible. In many cases, a lien can be transferred to bond on the same day — allowing the closing to proceed while the underlying dispute is handled separately. For more on the closing process, see Fort Lauderdale property transactions and real estate closings.
Local Resources for Fort Lauderdale Lien Removal
| Resource | What It Provides | Link |
|---|---|---|
| Broward County Clerk of Courts | Recorded liens, lis pendens filings, judgment lien searches | browardclerk.org |
| Florida Senate — Chapter 713 | Full text of Florida’s Construction Lien Law | flsenate.gov |
| Florida DBPR — Contractor Licensing | Verify contractor licenses, file complaints against unlicensed contractors | myfloridalicense.com |
| IRS — Certificate of Discharge | Information on obtaining federal tax lien discharge from the IRS | irs.gov |
Frequently Asked Questions
| Question | Answer |
|---|---|
| How long does a contractor have to file a lien in Florida? | 90 days from the last date labor was performed or materials were delivered. A lien filed after this deadline is unenforceable and subject to discharge. |
| Can I sell my home with a lien on it in Florida? | The lien must typically be resolved before or at closing — paid from proceeds, transferred to bond, or discharged. A Fort Lauderdale lien removal attorney determines the fastest path based on your specific lien. |
| What is a transfer to bond in Florida lien law? | A transfer to bond replaces the lien on the property with a cash or surety bond as security for the claim. The lien is removed from the property, allowing a sale or refinance to proceed while the underlying dispute is resolved separately. |
| What if the lien amount is inflated or the work was never completed? | A Fort Lauderdale lien removal attorney challenges the lien through litigation — seeking discharge or reduction based on the actual value of work performed and any procedural defects in the filing. |
| Does homestead protection affect judgment liens? | Yes. Florida’s homestead exemption protects your primary residence from most judgment liens for money debts. However, it does not protect against contractor liens, mortgage liens, or tax liens. Joseph Hughes advises on your specific exposure. |
Clear the Lien. Close the Deal.
Hughes Real Estate Law handles Fort Lauderdale lien removal for property owners, buyers, sellers, and investors throughout Broward County. Call (954) 256-5125 or visit our contact page to schedule your consultation today.
About Hughes Real Estate Law
Hughes Real Estate Law is a Fort Lauderdale real estate law firm focused exclusively on Florida property law. Joseph Hughes handles lien removal, construction lien disputes, and title clearance throughout Broward County. The firm serves Fort Lauderdale, Hollywood, Pompano Beach, Davie, Coral Springs, Dania Beach, Wilton Manors, Oakland Park, Sunrise, and Margate. Call (954) 256-5125 to speak with a Fort Lauderdale lien removal attorney directly.
