Miami Contractors: Don't Let The 45 days Rule Cost You Your Paycheck.
If you are working on a project in Miami, FL, the clock is ticking. You must file your Notice to Owner within 45 days of first furnishing labor or materials to the project. Miss it, and you forfeit your statutory lien rights for the entire project — there is no partial protection. Don't float the GC for free.
Word on the Street in Miami
"I got burned on a $22,000 condo build in Brickell because I miscalculated the weekends on the 45-day NTO rule. The GC went dark, and I had no leverage. Now I snap a picture of the invoice from the truck on I-95, and LienFlash locks down my statutory rights before I even get home."
Navigating the Miami-Dade County Recording Process
Miami-Dade County Clerk of Court & Comptroller, Office of County Recorder
20 NW 1st Avenue, Suite 5.246, Miami, FL 33128 · Phone: (305) 275-1155 option 6
Recording Methods
- 1.In Person: At the Osvaldo N. Soto Miami-Dade Justice Center, 20 NW 1st Avenue, Suite 5.246, Miami, FL 33128.
- 2.By Mail: P.O. Box 011711, Flagler Station, Miami, FL 33101. You must include a self-addressed stamped envelope — submissions without one are rejected by the Clerk.
- 3.eRecord: Via an approved eRecording vendor. The recorded image typically appears in the Official Records within 36–48 hours.
Filing Fees: Approximately $95 for the first page plus approximately $3 per additional page (plus copy and certification fees). Confirm current fees with the Clerk at (305) 275-1155 option 6 before filing — county fee schedules change.
⚠ Local Trap: Miami-Dade's mail recording backlog can exceed 8 weeks. If a deadline is close, use in-person or eRecording — do not rely on mailed submissions.
Notice of Commencement: The Notice of Commencement is recorded with the Clerk and appears as doc type "NCO" in Miami-Dade's Official Records search. Required for projects over $5,000. Expires 1 year after recording, or if work does not commence within 90 days.
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Legal Disclaimer: This page provides general information about Miami mechanics lien law. It is not legal advice. Consult a licensed attorney for guidance on your specific situation.