Florida Statutes
Fla. Stat. § 713.03 (2025)
Liens for professional services.
✓ 2025 Florida Statutes — current through the 2025 Regular Session
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713.03 Liens for professional services.—
(1) Any person who performs services as architect, landscape architect, interior designer, engineer, or surveyor and mapper, subject to compliance with and the limitations imposed by this part, has a lien on the real property improved for any money that is owing to him or her for his or her services used in connection with improving the real property or for his or her services in supervising any portion of the work of improving the real property, rendered in accordance with his or her contract and with the direct contract.
(2) Any architect, landscape architect, interior designer, engineer, or surveyor and mapper who has a direct contract and who in the practice of his or her profession shall perform services, by himself or herself or others, in connection with a specific parcel of real property and subject to said compliances and limitations, shall have a lien upon such real property for the money owing to him or her for his or her professional services, regardless of whether such real property is actually improved.
History.—s. 1, ch. 63-135; s. 1, ch. 65-456; s. 35, ch. 67-254; s. 3, ch. 77-353; s. 2, ch. 85-103; s. 3, ch. 90-109; s. 121, ch. 94-119; s. 802, ch. 97-102.
Note.—Former s. 84.031.
Notes of Decisions
Cited in 20
cases, 1972–2004 · leading case: O'Kon & Co., Inc. v. Riedel, 540 So. 2d 836 (Fla. 1st DCA 1989).
O'Kon & Co., Inc. v. Riedel, 540 So. 2d 836 (Fla. 1st DCA 1989). “We disagree with appellant's basic argument, that section 713.03, Florida Statutes, "liens for professional services" allows for unauthorized architects (labelled here as project managers), practicing in Florida in violation of section 481.”
Miller Const. Co. v. First Indus. Tech. Corp., 576 So. 2d 748 (Fla. 3d DCA 1991). “We affirm on the main appeal based on our conclusion that Miller does not have a valid mechanics' lien pursuant to either section 713.03, Florida Statutes (1987), or section 713.”
Robert M. Swedroe, Architect/Planners, AIA, PA v. First Am. Inv. Corp., 565 So. 2d 349 (Fla. 1st DCA 1990). “The applicable provision, section 713.03, Florida Statutes (1987), provides: (1) Any person who performs services as architect, landscape architect, interior designer, engineer, or land surveyor, subject to compliance with and the limitations imposed by this part, shall have a…”
Am. Fire & Cas. Co. v. Davis Water & Waste Ind., Inc., 358 So. 2d 225 (Fla. 4th DCA 1978). “Thus, § 713.03 concerns itself with liens for professional services, § 713.”
Warshaw v. Pyms, 266 So. 2d 355 (Fla. 3d DCA 1972). “Subsection (2) of § 713.03, on which the plaintiff is proceeding in this case, is applicable where services are performed incident to certain property but where the intended improvement of the property is not made.”
Oppenheim v. Newport Sys. Dev. Corp., 348 So. 2d 328 (Fla. 3d DCA 1977). “In so ruling we have proceeded on the assumption, without so holding in this case, that the provision of the Mechanics' Lien Law requiring such a sworn statement by a contractor is applicable to an architect when seeking to foreclose a lien for professional services, as provided…”
ARCHITECTONICS, INC. v. Salem-Am. Ventures, 350 So. 2d 581 (Fla. 2d DCA 1977). “Section 713.03, Fla. Stat. (1975). Architectonics does not here contend that dismissal of that count was improper.”
Dist. Bd. of Trs. v. Morgan, 890 So. 2d 1155 (Fla. 5th DCA 2004). “The First District Court of Appeal affirmed with respect to the mechanic's lien claim, and held that the architect was precluded from asserting a lien because it was in violation of section 713.03(1) and (2), Florida Statutes (1987).”
Hutton v. 3-L Enter., Inc., 431 So. 2d 277 (Fla. 5th DCA 1983). “Finally, appellee argues that because he is a professional engineer, he is exempt from the requirements of furnishing the affidavit by virtue of section 713.03(3), Florida Statutes (1981), which provides, in essence, that persons who perform services as engineers (and certain…”
O'Kon & Co., Inc. v. Riedel, 588 So. 2d 1025 (Fla. 1st DCA 1991). “However, the court reversed the partial summary judgment on O'Kon's claim for breach of contract and returned the cause for a trial on the merits of the claim.”
Grant v. Davis (In Re CJW Ltd.), 172 B.R. 675 (Bankr. M.D. Fla. 1994). “Likewise, because § 713.03(4)(a) governs each item required for perfection, referring to a contract with C.”
Alfred Karram, III, Inc. v. Cantor, 634 So. 2d 210 (Fla. 4th DCA 1994). “With regard to Appellant’s mechanic’s lien claim, section 713.03, Florida Statutes, provides: (1) Any person who performs services as architect, .”
— 713.03(1) — 6 cases
O'Kon & Co., Inc. v. Riedel, 540 So. 2d 836 (Fla. 1st DCA 1989). “We disagree with appellant's basic argument, that section 713.03, Florida Statutes, "liens for professional services" allows for unauthorized architects (labelled here as project managers), practicing in Florida in violation of section 481.”
Robert M. Swedroe, Architect/Planners, AIA, PA v. First Am. Inv. Corp., 565 So. 2d 349 (Fla. 1st DCA 1990). “The applicable provision, section 713.03, Florida Statutes (1987), provides: (1) Any person who performs services as architect, landscape architect, interior designer, engineer, or land surveyor, subject to compliance with and the limitations imposed by this part, shall have a…”
Miller Const. Co. v. First Indus. Tech. Corp., 576 So. 2d 748 (Fla. 3d DCA 1991). “We affirm on the main appeal based on our conclusion that Miller does not have a valid mechanics' lien pursuant to either section 713.03, Florida Statutes (1987), or section 713.”
Dist. Bd. of Trs. v. Morgan, 890 So. 2d 1155 (Fla. 5th DCA 2004). “The First District Court of Appeal affirmed with respect to the mechanic's lien claim, and held that the architect was precluded from asserting a lien because it was in violation of section 713.03(1) and (2), Florida Statutes (1987).”
O'Kon & Co., Inc. v. Riedel, 588 So. 2d 1025 (Fla. 1st DCA 1991). “However, the court reversed the partial summary judgment on O'Kon's claim for breach of contract and returned the cause for a trial on the merits of the claim.”
— 713.03(2) — 4 cases
O'Kon & Co., Inc. v. Riedel, 540 So. 2d 836 (Fla. 1st DCA 1989). “We disagree with appellant's basic argument, that section 713.03, Florida Statutes, "liens for professional services" allows for unauthorized architects (labelled here as project managers), practicing in Florida in violation of section 481.”
Robert M. Swedroe, Architect/Planners, AIA, PA v. First Am. Inv. Corp., 565 So. 2d 349 (Fla. 1st DCA 1990). “The applicable provision, section 713.03, Florida Statutes (1987), provides: (1) Any person who performs services as architect, landscape architect, interior designer, engineer, or land surveyor, subject to compliance with and the limitations imposed by this part, shall have a…”
Warshaw v. Pyms, 266 So. 2d 355 (Fla. 3d DCA 1972). “Subsection (2) of § 713.03, on which the plaintiff is proceeding in this case, is applicable where services are performed incident to certain property but where the intended improvement of the property is not made.”
Cabarrocas v. Resolution Trust Corp., 840 F. Supp. 888 (S.D. Fla. 1993).
— 713.03(3) — 3 cases
Hutton v. 3-L Enter., Inc., 431 So. 2d 277 (Fla. 5th DCA 1983). “Finally, appellee argues that because he is a professional engineer, he is exempt from the requirements of furnishing the affidavit by virtue of section 713.03(3), Florida Statutes (1981), which provides, in essence, that persons who perform services as engineers (and certain…”
Cincinnati Ins. Co. v. Putnam, 335 So. 2d 855 (Fla. 4th DCA 1976).
Dykema v. Trans State Indus., Inc., 303 So. 2d 52 (Fla. 2d DCA 1974).
— 713.03(4)(a) — 1 case
Grant v. Davis (In Re CJW Ltd.), 172 B.R. 675 (Bankr. M.D. Fla. 1994). “Likewise, because § 713.03(4)(a) governs each item required for perfection, referring to a contract with C.”
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