Guide to filing a mechanics lien in Osceola County

Florida grants strong lien rights to contractors; however, there are a few rules and limitations that determine who can file a lien on a project and who cannot. If you’re getting ready to file a mechanics lien in Osceola County, you need to familiarize yourself with Florida’s state lien laws and Osceola County’s requirements as well.

Making sure you meet the requirements and include all the right information in your lien claim helps you get paid faster. Here are a few main points of Florida’s lien law:

  1. Contractors must submit a Florida notice to owner to preserve their lien rights.
  2. The deadline to file a mechanics lien in Florida is 90 days after the last work was performed. In other states, the deadline is usually triggered by the official end of the project.
  3. Certain parties on a project don’t have reserve the right to file a mechanics lien. This includes sub-sub-subcontractors, suppliers to suppliers, suppliers to sub-sub-subcontractors, maintenance workers, and unlicensed contractors who are doing work that requires them to have a license.
  4. Exaggerating your lien claim could result in a felony. To avoid this, only factor in the value of labor and materials that were furnished for the project.

To take a closer look at these limitations and explore other areas of Florida lien law, refer to our Florida Lien Laws FAQ page.

This page compiles information about the Osceola County Clerk’s Office. Here, you can find the Osceola County Clerk’s recording requirements, recording fees, page size and margin requirements, contact information, and much more.

For a deeper dive into the process for filing a mechanics lien in Florida, check out our step-by-step guide to filing a mechanics lien in Florida.

Where is the Osceola County Clerk of Court that files mechanics liens?

You can file your mechanics lien with the Osceola County Clerk’s Office located at:

Osceola County Clerk of Court
2 Courthouse Square, #2000
Kissimmee, FL 34741
Phone: (407) 742-3500

Hours: Mon-Fri, 8:00am-4:30pm

The Osceola County Clerk’s mailing address is:

Osceola County Clerk of Court
Attn: Recording Department
2 Courthouse Square
Kissimmee, FL 34741

What is Osceola County's Recording Backlog?

The Osceola County Clerk doesn’t disclose information regarding recording backlogs.

Should I file my mechanics lien in Osceola County, or some other county?

If the project is located in Osceola County, then you should file your mechanics lien in Osceola County.

What are Osceola County's requirements for filing a mechanics lien?

The Osceola County Clerk’s recording requirements that relate to mechanics liens are a follows:

    • Include the correct date.
    • Mechanics liens must have a 3×3 inch square in the top right-hand corner on the first page. On each subsequent page, there must be a 1×3 inch square in the top right-hand corner.
    • Include your name and address, as well as the name and address of the property owner, the hiring party, and your attorney (if applicable).
    • Include a statement for the labor and materials that were furnished for the project.
    • Include the lien amount, which should be based on the value of the labor and materials that were furnished for the project.
    • Include a copy of the notice of intent that you submitted to the owner. Along with that, provide proof that it was sent.
    • Include the legal description of the property.
    • Florida contractors are required to include the statutory warning in mechanics lien claims, which is as follows:

“THIS LEGAL DOCUMENT REFLECTS THAT A CONSTRUCTION LIEN HAS BEEN PLACED ON THE REAL PROPERTY LISTED HEREIN. UNLESS THE OWNER OF SUCH PROPERTY TAKES ACTION TO SHORTEN THE TIME PERIOD, THIS LIEN MAY REMAIN VALID FOR ONE YEAR FROM THE DATE OF RECORDING, AND SHALL EXPIRE AND BECOME NULL AND VOID THEREAFTER UNLESS LEGAL PROCEEDINGS HAVE BEEN COMMENCED TO FORECLOSE OR TO DISCHARGE THIS LIEN.”

  • Lastly, get your claim notarized and signed appropriately.

For a complete list of everything you should include in any mechanics lien in the state of Florida, refer to our step-by-step Guide for Filing a Florida Mechanics Lien.

What are the margin and page size requirements to file a lien in Osceola County?

Mechanics liens filed in Osceola County must follow these page size and margin requirements:

-Paper size may be no larger than 8.5 x 14.

-Mechanics liens must include a 3×3 inch square in the top right-hand corner of the first page.

-Each subsequent page must include a 1×3 inch square in the top right-hand corner. Include a 1 inch margin on the sides and bottom of each page.

-Type should be no smaller than 9 point, and ink must be black.

How can I make payment to the Osceola County Clerk?

The Osceola County Clerk accepts the following forms of payment:

  • Business check
  • Cashier’s check
  • Money Order
  • Cash
  • All major credit and debit cards

Keep in mind that a convenience fee will be applied to all credit and debit card payments. Unfortunately, no personal checks are accepted at the Osceola County Clerk’s Office.

What are the filing fees to record a mechanics lien in Osceola County?

The fee schedule for the Osceola County Clerk is as follows:

Recording

The first page of each mechanics lien costs $10, and each subsequent page costs $8.50.

Copies

Copies cost $1 per page, and certification of copies costs $2 per document.

How do I get a recorded copy of my lien from the Osceola County Clerk's Office?

According to the Osceola County Clerk, you can get a recorded copy of your lien in person, through written request, or online.

In person

To get a copy in person, go to the Osceola County Clerk’s Office in person located at:

Osceola County Clerk of Court
2 Courthouse Square, #2000
Kissimmee, FL 34741
Phone: (407) 742-3500

By mail

Send in a written request to the Osceola County Clerk at this address:

Osceola County Clerk of Court
Attn: Recording Department
2 Courthouse Square
Kissimmee, FL 34741

If you make your request by mail, make sure you include a self-addressed, postage paid envelope for the return of your recorded copy.

Online

Lastly, search Osceola’s Official Records online at this address: http://www.myfloridacounty.com/.

Do I have the right to file a mechanics lien in Osceola Florida?

Determining whether you have the right to file a mechanics lien in Osceola, FL depends on your situation. Generally speaking, every state gives those who have furnished labor and/or materials to a construction project the right to file a mechanics lien if unpaid for the furnishing. The same is true in Florida. However, there are some state-specific limitations as to who is qualified to file a mechanics lien that is important when considering whether you have the right to file a mechanics lien in Osceola County, FL.

You can read more about lien rights and if you have the right to file a lien on our Florida Mechanics Lien Resources page.

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