Earlier, we discussed all the steps you should take to avoid a construction lien being placed on a property.
After all, a construction lien being placed on a property is a very serious legal matter – one that could result in foreclosure on the property, with the property being sold to pay a construction company.
Remember, there are many ways to substantially reduce the chances of having a lien placed on a property, but even the most meticulous record-keepers, those who are on top of everything, can still have a construction lien filed against their property.
Thankfully, the process of filing and collecting on a construction lien is highly regulated, including specific timing issues that must be adhered to. As such, this is one of those cases where having an experienced real estate attorney, a person who understands all the rules and regulations, is essential to success.
The attorneys at The Orlando Law Group specialize in helping property owners understand their rights in construction law in Orlando, Sanford, Winter Garden and Kissimmee.
What is a Construction Lien?
We discussed this in past articles, but to recap, the construction lien is basically a legal tool that companies in the construction industry use to ensure they are paid for their work. If they are not paid, they have the right to file a lien and eventually take control of the property.
In most construction projects, a lien will never be filed. That’s because generally people pay for the services they receive and companies pay the firms and employees they use to build.
However, that’s not always the case.
A case in Southwest Florida is a worst-case scenario. Late last year, a company building hundreds of houses there closed, saying it was more than $11 million in debt. More than 200 subcontractors were not paid, and dozens of houses were not finished.
Now, those homeowners are facing foreclosure and having their property taken by subcontractors who have legally put a lien on the property in an attempt to be paid for their services and materials.
Here’s what to do after receiving a construction lien.
Was it a mistake?
When a property owner first receives a lien, it is time to check all of the records to make sure they match.
Hopefully, the property owner already has lien waivers from all subcontractors, so compare the list of subcontractors provided at the beginning to ensure someone wasn’t missed during the project’s closeout.
Check all statements and payments, along with all paperwork, for proper timing.
Did the company send you the notice of a possible lien within 45 days of construction commencing?
Was the lien filed within 90 days of construction being complete?
Did you pay everything that was owed?
Errors happen all the time. With the statutes on liens being so specific, it’s important to make sure the laws are followed throughout the process.
If there were any mistakes, your attorney will file a request for lien release with the lien holder. It is important to have all documentation to show why the lien was filed in error.
Timing is key to construction liens
One of the keys to the laws on construction liens is the timing required for a company to collect.
Here are a few of the deadlines that must be adhered to.
45 Days After Commencement: The notice of lien must have been sent by mail within 45 days of the start of construction. However, just because you didn’t get one by mail, it does not mean one was not sent. Make sure you have checked any possible mailboxes where it could have been delivered.
90 Days After Completion: To collect on a lien, it has to be filed within 90 days of the last time the company worked on the project or the project was completed.
365 Days After Lien: If the contractor wants to enforce a lien, they must initiate the foreclosure proceedings no later than one year after filing a lien.
60 Days After Contesting a Lien: To expedite the time period for when a lawsuit must be filed, a property owner may file a notice contesting the lien. This shortens the time frame that is needed to start foreclosure proceedings to just 60 days.
20 Days After Filing a Show Cause: Once a property owner files a notice contesting the lien, the construction company has just 20 days to justify the lien to the courts.
There were no mistakes. What now?
If the lien was correctly filed and there is an amount due, the easiest way to remove a lien is to pay off the outstanding balance.
Once paid in full, the lien will be removed.
Another solution is to take out a surety bond on the lien. While the property owner will still need to pay the amount back, plus a significant amount more for legal and other fees, this will remove the threat of a foreclosure.
A property owner can try and negotiate a settlement with the contractor. Oftentimes, a contractor may take what they can get instead of going through the foreclosure process.
Playing chicken with the contractor can work sometimes. The contractor has one year to file a foreclosure suit, so a property owner can wait it out.
Of course, there are times a property owner may be withholding payments from a contractor. For instance, there is a dispute over whether the project was finished. Maybe the construction work was substandard and needed changes. Perhaps the construction contract made a change to the materials and did not initiate a change order.
If that’s the case, the lien may not be enforceable, but it will need to be fought in court. As such, if there is a legitimate dispute with a contractor, a property owner must document everything clearly and meticulously to show the courts the issue.
The good news is that there are many options to explore to help get the lien released as soon as possible.
The attorneys at The Orlando Law Group help with all types of legal issues for homeowners and property owners in Orlando, Waterford Lakes, Altamonte Springs, Winter Garden, Lake Nona, St. Cloud, Kissimmee, and throughout Central Florida.
If you have questions about anything discussed in this article or other legal matters, give our office a call at 407-512-4394 or fill out our online contact form to schedule a consultation to discuss your case. We have an office conveniently located at 12301 Lake Underhill Rd, Suite 213, Orlando, FL 32828, as well as offices in Seminole, Osceola and West Orange counties to assist you.
The articles on this blog are for informative purposes only and are no substitute for legal advice or an attorney-client relationship. If you are seeking legal advice, please contact our law firm directly.