Florida Statute 713.21 - Full Text and Legal Analysis

The 2025 Florida Statutes

Title XL
REAL AND PERSONAL PROPERTY

Chapter 713
LIENS, GENERALLY

View Entire Chapter

F.S. 713.21

713.21 Discharge of lien.—A lien properly perfected under ¹this chapter may be discharged, or released in whole or in part, by any of the following methods:

(1) By entering satisfaction of the lien upon the margin of the record thereof in the clerk’s office when not otherwise prohibited by law. This satisfaction must be signed by the lienor or the lienor’s agent or attorney and attested by said clerk. Any person who executes a claim of lien has authority to execute a satisfaction in the absence of actual notice of lack of authority to any person relying on the same.

(2) By the satisfaction or release of the lienor, duly acknowledged and recorded in the clerk’s office. The satisfaction or release must include the lienor’s notarized signature and set forth the official records’ reference number and recording date affixed by the recording office on the subject lien. Any person who executes a claim of lien has authority to execute a satisfaction or release in the absence of actual notice of lack of authority to any person relying on the same.

(3) By failure to begin an action to enforce the lien within the time prescribed in this part.

(4) By an order of the circuit court of the county where the property is located, as provided in this subsection. Upon filing a complaint by any interested party the clerk shall issue a summons to the lienor to show cause within 20 days after service of the summons why his or her lien should not be enforced by action or vacated and canceled of record. Upon failure of the lienor to show cause why his or her lien should not be enforced or the lienor’s failure to commence such action before the return date of the summons the court shall order cancellation of the lien.

(5) By recording in the clerk’s office the original or a certified copy of a judgment or decree of a court of competent jurisdiction showing a final determination of the action.

History.—s. 1, ch. 63-135; s. 35, ch. 67-254; s. 810, ch. 97-102; s. 10, ch. 2023-226.

¹Note.—The language “this chapter” predates inclusion of this material in chapter 713 and, when initially included in this section’s text, referred to former chapter 84, Mechanics Liens. The Florida Uniform Federal Lien Registration Act was enacted without reference to statutory placement by ch. 92-25, Laws of Florida, and was added as part IV of chapter 713 by the editors.

Note.—Former s. 84.211.

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Amendments to 713.21

Annotations, Discussions, Cases:

Cases Citing Statute 713.21

Total Results: 45

Dracon Const., Inc. v. FACILITY CONST. MANAGEMENT, INC.

828 So. 2d 1069, 2002 Fla. App. LEXIS 15507, 2002 WL 31374820

District Court of Appeal of Florida | Filed: Oct 23, 2002 | Docket: 429980

Cited 13 times | Published

certificate of transfer. *1070 Pursuant to section 713.21(4), Florida Statutes (2001), Facility filed

Mainlands Const. Co. v. WEN-DIC CONST. CO.

482 So. 2d 1369, 11 Fla. L. Weekly 60, 1986 Fla. LEXIS 1647

Supreme Court of Florida | Filed: Feb 13, 1986 | Docket: 1769594

Cited 13 times | Published

to discharge the mechanic's lien pursuant to section 713.21, Florida Statutes (1983). Wen-Dic answered

Ruocco v. Brinker

380 F. Supp. 432, 1974 U.S. Dist. LEXIS 7707

District Court, S.D. Florida | Filed: Jul 9, 1974 | Docket: 1019862

Cited 13 times | Published

713.08(4) (c), F.S.A. [9] F.S. § 713.21(3), F.S.A. [10] F.S. § 713.21(4), F.S.A. [11] F.S. § 713.22

Goldberger v. UNITED PL. & HEAT., INC.

358 So. 2d 860

District Court of Appeal of Florida | Filed: May 16, 1978 | Docket: 1690986

Cited 10 times | Published

complaint to discharge four liens pursuant to Section 713.21(4), Florida Statutes (1975), alleging the existence

Scott v. Premium Development, Inc.

328 So. 2d 557

District Court of Appeal of Florida | Filed: Mar 23, 1976 | Docket: 1699543

Cited 10 times | Published

Scott canceling his recorded mechanics lien under § 713.21(4), F.S. 1973, declaring it fraudulent under §

WIMBLEDON TOWNHOUSE CONDO v. Wolfson

510 So. 2d 1106, 12 Fla. L. Weekly 1894

District Court of Appeal of Florida | Filed: Aug 5, 1987 | Docket: 1589068

Cited 9 times | Published

suit to vacate and cancel the lien pursuant to section 713.21(4), Florida Statutes (1983).[1] Appellant filed

RESNICK DEVELOPERS SOUTH v. Clerici

340 So. 2d 1194

District Court of Appeal of Florida | Filed: Dec 10, 1976 | Docket: 1708982

Cited 9 times | Published

the cloud of the improperly filed claim of lien. § 713.21(3). If subcontractor attempted to foreclose its

FEDERATED STORES REALTY v. Burnstein

392 So. 2d 573

District Court of Appeal of Florida | Filed: Nov 5, 1980 | Docket: 1268645

Cited 8 times | Published

certain mechanics' liens under the provisions of Section 713.21(4), Florida Statutes (1979). Claims of lien

Regal Wood Prod v. Ist Wis. Nat. Bank

347 So. 2d 643

District Court of Appeal of Florida | Filed: May 20, 1977 | Docket: 1431996

Cited 8 times | Published

to the date of the original pleading. [2] Section 713.21, Florida Statutes (1975), provides: A lien

Zager Plumbing, Inc. v. JPI National Construction, Inc.

785 So. 2d 660, 2001 Fla. App. LEXIS 6184, 2001 WL 485721

District Court of Appeal of Florida | Filed: May 9, 2001 | Docket: 450179

Cited 6 times | Published

against title to the Property as contemplated by Section 713.21, Florida Statutes, relief which is unavailable

Sturge v. LCS Development Corp.

643 So. 2d 53, 1994 WL 523474

District Court of Appeal of Florida | Filed: Sep 28, 1994 | Docket: 1493390

Cited 6 times | Published

requesting that the lien be discharged pursuant to section 713.21(4), Florida Statutes (1993). The clerk of the

Nachon Enterprises Inc. v. Alexdex Corp.

615 So. 2d 245, 1993 WL 63493

District Court of Appeal of Florida | Filed: Mar 9, 1993 | Docket: 407976

Cited 6 times | Published

Circuit Court, pursuant to the provisions of Section 713.21(4), Nachon properly responded by filing a Motion

Wesley Construction Company v. Yarnell

268 So. 2d 454

District Court of Appeal of Florida | Filed: Nov 2, 1972 | Docket: 1476999

Cited 6 times | Published

mechanic's lien. Plaintiff, under the provisions of F.S. 713.21(4), Laws of 1969, F.S.A.,[1] filed its complaint

Matrix Const. Corp. v. MECCA CONST. INC.

578 So. 2d 388, 1991 Fla. App. LEXIS 3565, 1991 WL 55683

District Court of Appeal of Florida | Filed: Apr 16, 1991 | Docket: 1525320

Cited 5 times | Published

which abated an action brought pursuant to section 713.21(4), Florida Statutes (1989), and allowed the

Hanley v. Kajak

661 So. 2d 1248, 1995 WL 621338

District Court of Appeal of Florida | Filed: Oct 25, 1995 | Docket: 532538

Cited 4 times | Published

Hanleys' commencement of an action pursuant to section 713.21(4), Florida Statutes (1993), resulted in a

Brookshire v. GP Const. of Palm Beach, Inc.

993 So. 2d 179, 2008 WL 4791048

District Court of Appeal of Florida | Filed: Nov 5, 2008 | Docket: 1516072

Cited 3 times | Published

order to show cause issued by the clerk under section 713.21(4), Florida Statutes. That subsection provides

A & M Painting v. Jennings

598 So. 2d 335, 1992 Fla. App. LEXIS 5834, 1992 WL 115796

District Court of Appeal of Florida | Filed: Jun 3, 1992 | Docket: 64667196

Cited 3 times | Published

against Jennings should not be discharged. See § 713.21(4), Fla.Stat. (1991). A & M Painting, Inc. appeals

Alex v. Randy, Inc.

305 So. 2d 13

District Court of Appeal of Florida | Filed: Dec 19, 1974 | Docket: 457230

Cited 3 times | Published

complaint against appellees under Subsection (4) of Section 713.21, Florida Statutes, to require appellees to

Hiller v. Phoenix Associates of South Florida, Inc.

189 So. 3d 272, 2016 WL 1386642, 2016 Fla. App. LEXIS 5404

District Court of Appeal of Florida | Filed: Apr 8, 2016 | Docket: 3052072

Cited 2 times | Published

special statutory proceeding, such as one under section 713.21(4), the trial court does not have the same

Ruffolo v. Parish & Bowman, Inc.

966 So. 2d 434, 2007 WL 2700194

District Court of Appeal of Florida | Filed: Sep 18, 2007 | Docket: 1678899

Cited 2 times | Published

vacate Appellee's mechanic's lien pursuant to section 713.21(4), Florida Statutes (2006). We agree; therefore

DIVERSIFIED MORTG. INV. v. Benjamin

345 So. 2d 392

District Court of Appeal of Florida | Filed: May 3, 1977 | Docket: 1477767

Cited 2 times | Published

speaks in terms of "discharge" of the lien. Section 713.21, Florida Statutes (1971) provides that a lien

Snell v. Mott's Contracting Services, Inc.

141 So. 3d 605, 2014 WL 2118044, 2014 Fla. App. LEXIS 7649

District Court of Appeal of Florida | Filed: May 21, 2014 | Docket: 60241961

Cited 1 times | Published

discharge the lien did not meet the requirement of section 713.21(4) that an action to enforce the lien be commenced

KA Properties, LLC v. USA Construction, Inc.

35 So. 3d 1015, 2010 Fla. App. LEXIS 7688, 2010 WL 2132024

District Court of Appeal of Florida | Filed: May 28, 2010 | Docket: 2580976

Cited 1 times | Published

after it was served with a summons pursuant to section 713.21(4), Florida Statutes (2008). We have jurisdiction

Unnerstall v. Designerick, Inc.

17 So. 3d 900, 2009 Fla. App. LEXIS 13786, 2009 WL 2971869

District Court of Appeal of Florida | Filed: Sep 18, 2009 | Docket: 1141694

Cited 1 times | Published

to strictly comply with the requirements of section 713.21(4), Florida Statutes (2008),[1] to avoid cancellation

Catalfumo Construction Ltd. v. Elizabeth Jason Corp.

867 So. 2d 1279, 2004 Fla. App. LEXIS 3740, 2004 WL 574633

District Court of Appeal of Florida | Filed: Mar 24, 2004 | Docket: 64828904

Cited 1 times | Published

GRANTED. We hold that the 20-day provision in section 713.21(4), Florida Statutes (2003), does not begin

KRASNE-GOLD COAST JOINT VENTURE EX REL. KRASNE HOLLYWOOD, INC. v. Allied Drywall, Inc.

573 So. 2d 194, 1991 WL 4323

District Court of Appeal of Florida | Filed: Jan 23, 1991 | Docket: 1646624

Cited 1 times | Published

the instant appeal. The relevant portions of section 713.21, Florida Statutes (1989), provides: 713.21

Custom Homes by Triumph, LLC v. Sverdlow, Sverdlow

District Court of Appeal of Florida | Filed: Aug 29, 2025 | Docket: 71227609

Published

Custom Homes' construction lien pursuant to section 713.21(4), Florida Statutes (2023). The Sverdlows

In Re of Abraham Calixte and Dorothy Drouillard a/k/a Dorothy Calixte v. Coastal Building Contractors, LLC

District Court of Appeal of Florida | Filed: May 1, 2024 | Docket: 68490766

Published

respondent’s construction lien as required by section 713.21(4), Florida Statutes (2023). For the reasons

KMG PROPERTIES, LLC v. OWL CONSTRUCTION, LLC

District Court of Appeal of Florida | Filed: Apr 24, 2024 | Docket: 68012059

Published

Owl did not respond to the complaint. See § 713.21(4), Fla. Stat. (2023). KMG obtained a clerk's

WOOLEMS, INC. v. CATALINA CASTSTONE CREATIONS, INC.

District Court of Appeal of Florida | Filed: Apr 5, 2023 | Docket: 63405132

Published

Catalina for discharge of the lien pursuant to section 713.21(4), Florida Statutes, asserting that because

Classical & Innovative Designs, Inc. v. Max South Construction, Inc.

208 So. 3d 763, 2016 Fla. App. LEXIS 17093

District Court of Appeal of Florida | Filed: Nov 16, 2016 | Docket: 4539042

Published

and/or can-celled pursuant to Florida Statute Section 713.21(4) (2014). Contractor then transferred CID’s

Andre Franklin, Inc. v. Wax

150 So. 3d 815, 2014 Fla. App. LEXIS 15787, 2014 WL 5002130

District Court of Appeal of Florida | Filed: Oct 8, 2014 | Docket: 1433115

Published

alleging (1) a show cause action pursuant to section 713.21, Florida Statutes (2012), for issuance of a

Milton Construction Co. v. JMS Development Construction, Inc.

967 So. 2d 234, 2007 Fla. App. LEXIS 11791, 2007 WL 2188458

District Court of Appeal of Florida | Filed: Aug 1, 2007 | Docket: 64852747

Published

vacated and canceled of record, pursuant to section 713.21(4), Florida Statutes (2006). When JMS did not

In re Madden

274 B.R. 551, 47 Collier Bankr. Cas. 2d 1459, 15 Fla. L. Weekly Fed. B 60, 2001 Bankr. LEXIS 1750, 2001 WL 1755243

United States Bankruptcy Court, M.D. Florida | Filed: Aug 10, 2001 | Docket: 65782319

Published

entered, the hen has been discharged pursuant to § 713.21(5), Florida Statutes. This Statute provides that

Barlow v. Molloy

773 So. 2d 93, 2000 Fla. App. LEXIS 14095, 2000 WL 1643780

District Court of Appeal of Florida | Filed: Nov 3, 2000 | Docket: 64802281

Published

“Action for Order to Show Cause” pursuant to section 713.21(4), Florida Statutes. By filing count III,

Neely v. Firstplus Financial, Inc. (In re Neely)

256 B.R. 322, 14 Fla. L. Weekly Fed. B 115, 2000 Bankr. LEXIS 1490

United States Bankruptcy Court, M.D. Florida | Filed: Aug 24, 2000 | Docket: 65782121

Published

foreclosure. See Id. at 58. Based on Florida Statutes § 713.21(5), the Court found that the lienholder’s interest

Metal Foam Industries, Inc. v. Watson

716 So. 2d 328, 1998 Fla. App. LEXIS 10366, 1998 WL 472632

District Court of Appeal of Florida | Filed: Aug 14, 1998 | Docket: 64782377

Published

complaint against MFI requesting relief pursuant to section 713.21(4), Florida Statutes (1995), through a request

Joseph Middlebrooks & Associates, Inc. v. Fyne-Kemp

664 So. 2d 72, 1995 Fla. App. LEXIS 12749, 1995 WL 736265

District Court of Appeal of Florida | Filed: Dec 13, 1995 | Docket: 64760573

Published

PER CURIAM. Affirmed. § 713.21(4), Fla.Stat. (1993); see Holding Elec., Inc. v. Roberts, 530 So.2d 301

Florida Precast Concrete, Inc. v. Turner Construction Co.

564 So. 2d 204, 1990 Fla. App. LEXIS 4752, 1990 WL 91914

District Court of Appeal of Florida | Filed: Jul 5, 1990 | Docket: 64651634

Published

appellant’s failure to comply with the provisions of section 713.21(4), Florida Statutes (1987). We reject appellant’s

Scott v. Haufler

526 So. 2d 996, 13 Fla. L. Weekly 1363, 1988 Fla. App. LEXIS 2518, 1988 WL 59152

District Court of Appeal of Florida | Filed: Jun 8, 1988 | Docket: 64635469

Published

and their liens were accordingly discharged. Section 713.21(3), Florida Statutes (1985); Diversified Mortgage

Wen-Dic Construction Co. v. Mainlands Construction Co.

463 So. 2d 1187, 10 Fla. L. Weekly 170, 1985 Fla. App. LEXIS 13931

District Court of Appeal of Florida | Filed: Jan 9, 1985 | Docket: 64610028

Published

counterclaim on the ground that it was untimely under section 713.-21(4), Florida Statutes (1983). The following

Surfside Estates, Inc. v. Waterway Homes, Inc.

379 So. 2d 716, 1980 Fla. App. LEXIS 15545

District Court of Appeal of Florida | Filed: Feb 13, 1980 | Docket: 64574186

Published

connection with a summons to show cause under § 713.21, or as a counterclaim or cross-claim to any action

J. Batt, Inc. v. Wellington Construction & Realty, Inc.

379 So. 2d 461, 1980 Fla. App. LEXIS 15518

District Court of Appeal of Florida | Filed: Feb 6, 1980 | Docket: 64574132

Published

the claims of lien was unnecessary in view of Section 713.21(5), Florida Statutes (1977). Appellee need

Ago

Florida Attorney General Reports | Filed: Aug 30, 1977 | Docket: 3255410

Published

in the proper county. (Emphasis supplied.) Section 713.21, F. S., provides five alternative methods of

Jack Stilson & Co. v. Caloosa Bayview Corp.

265 So. 2d 85, 1972 Fla. App. LEXIS 6382

District Court of Appeal of Florida | Filed: Jun 28, 1972 | Docket: 64527074

Published

mechanics’ lien law affording an owner relief. Section 713.21(4), F.S.1969, F.S.A., provides that any interested