Bill Text: FL S0622 | 2021 | Regular Session | Comm Sub
NOTE: There are more recent revisions of this legislation. Read Latest Draft
Bill Title: Liens and Bonds
Spectrum: Bipartisan Bill
Status: (Engrossed - Dead) 2021-04-30 - Died on Second Reading Calendar [S0622 Detail]
Download: Florida-2021-S0622-Comm_Sub.html
Bill Title: Liens and Bonds
Spectrum: Bipartisan Bill
Status: (Engrossed - Dead) 2021-04-30 - Died on Second Reading Calendar [S0622 Detail]
Download: Florida-2021-S0622-Comm_Sub.html
Florida Senate - 2021 CS for SB 622 By the Committee on Judiciary; and Senator Perry 590-02128-21 2021622c1 1 A bill to be entitled 2 An act relating to liens and bonds; amending s. 3 255.05, F.S.; requiring that a copy of a notice of 4 nonpayment be served on the surety; revising the 5 process for notarizing a notice of nonpayment; 6 prohibiting a person from requiring a claimant to 7 furnish a certain waiver in exchange for or to induce 8 certain payments; providing that specified provisions 9 in certain waivers are unenforceable; providing an 10 exception; requiring service of documents to be made 11 in a specified manner; amending s. 337.18, F.S.; 12 providing that certain waivers apply to certain 13 contracts; requiring service of documents to be made 14 in a specified manner; amending s. 713.01, F.S.; 15 revising definitions; amending s. 713.09, F.S.; 16 authorizing a lienor to record one claim of lien for 17 multiple direct contracts; amending s. 713.10, F.S.; 18 revising the extent of certain liens; amending s. 19 713.13, F.S.; revising information to be included in a 20 notice of commencement; revising the process for 21 notarizing a notice of commencement; amending s. 22 713.132, F.S.; revising requirements for a notice of 23 termination; amending s. 713.18, F.S.; requiring 24 service of documents relating to construction bonds to 25 be made in a specified manner; making technical 26 changes; amending s. 713.20, F.S.; prohibiting a 27 person from requiring a lienor to furnish a certain 28 waiver or release in exchange for or to induce certain 29 payments; providing that specified provisions in 30 certain waivers or releases are unenforceable; 31 providing an exception; amending s. 713.21, F.S.; 32 authorizing the full or partial release of a lien 33 under specified conditions; amending s. 713.23, F.S.; 34 requiring that a copy of a notice of nonpayment be 35 served on the surety; revising the process for 36 notarizing a notice of nonpayment under a payment 37 bond; amending s. 713.235, F.S.; prohibiting a person 38 from requiring a lienor to furnish a certain waiver or 39 release in exchange for or to induce certain payments; 40 providing that specified provisions in certain waivers 41 or releases are unenforceable; providing an exception; 42 amending s. 713.29, F.S.; authorizing attorney fees in 43 actions to enforce a lien that has been transferred to 44 security; providing an effective date. 45 46 Be It Enacted by the Legislature of the State of Florida: 47 48 Section 1. Paragraphs (a), (d), and (f) of subsection (2) 49 of section 255.05, Florida Statutes, are amended, and subsection 50 (12) is added to that section, to read: 51 255.05 Bond of contractor constructing public buildings; 52 form; action by claimants.— 53 (2)(a)1. If a claimant is no longer furnishing labor, 54 services, or materials on a project, a contractor or the 55 contractor’s agent or attorney may elect to shorten the time 56 within which an action to enforce any claim against a payment 57 bond must be commenced by recording in the clerk’s office a 58 notice in substantially the following form: 59 60 NOTICE OF CONTEST OF CLAIM 61 AGAINST PAYMENT BOND 62 63 To: ...(Name and address of claimant)... 64 65 You are notified that the undersigned contests your notice 66 of nonpayment, dated ............, ........, and served on the 67 undersigned on ............, ........, and that the time within 68 which you may file suit to enforce your claim is limited to 60 69 days after the date of service of this notice. 70 71 DATED on ............, ......... 72 73 Signed: ...(Contractor or Attorney)... 74 75 The claim of a claimant upon whom such notice is served and who 76 fails to institute a suit to enforce his or her claim against 77 the payment bond within 60 days after service of such notice is 78 extinguished automatically. The contractor or the contractor’s 79 attorney shall serve a copy of the notice of contest ontothe 80 claimant at the address shown in the notice of nonpayment or 81 most recent amendment thereto and shall certify to such service 82 on the face of the notice and record the notice. 83 2. A claimant, except a laborer, who is not in privity with 84 the contractor shall, before commencing or not later than 45 85 days after commencing to furnish labor, services, or materials 86 for the prosecution of the work, serve the contractor with a 87 written notice that he or she intends to look to the bond for 88 protection. A claimant who is not in privity with the contractor 89 and who has not received payment for furnishing his or her 90 labor, services, or materials shall serve a written notice of 91 nonpayment on the contractor and a copy of the notice on the 92 surety. The notice of nonpayment shall be under oath and served 93 during the progress of the work or thereafter but may not be 94 served earlier than 45 days after the first furnishing of labor, 95 services, or materials by the claimant or later than 90 days 96 after the final furnishing of the labor, services, or materials 97 by the claimant or, with respect to rental equipment, later than 98 90 days after the date that the rental equipment was last on the 99 job site available for use. Any notice of nonpayment served by a 100 claimant who is not in privity with the contractor which 101 includes sums for retainage must specify the portion of the 102 amount claimed for retainage. An action for the labor, services, 103 or materials may not be instituted against the contractor or the 104 surety unless the notice to the contractor and notice of 105 nonpayment have been served, if required by this section. 106 Notices required or permitted under this section must be served 107 in accordance with s. 713.18. A claimant may not waive in 108 advance his or her right to bring an action under the bond 109 against the surety. In any action brought to enforce a claim 110 against a payment bond under this section, the prevailing party 111 is entitled to recover a reasonable fee for the services of his 112 or her attorney for trial and appeal or for arbitration, in an 113 amount to be determined by the court, which fee must be taxed as 114 part of the prevailing party’s costs, as allowed in equitable 115 actions. The time periods for service of a notice of nonpayment 116 or for bringing an action against a contractor or a surety are 117shall bemeasured from the last day of furnishing labor, 118 services, or materials by the claimant and may not be measured 119 by other standards, such as the issuance of a certificate of 120 occupancy or the issuance of a certificate of substantial 121 completion. The negligent inclusion or omission of any 122 information in the notice of nonpayment that has not prejudiced 123 the contractor or surety does not constitute a default that 124 operates to defeat an otherwise valid bond claim. A claimant who 125 serves a fraudulent notice of nonpayment forfeits his or her 126 rights under the bond. A notice of nonpayment is fraudulent if 127 the claimant has willfully exaggerated the amount unpaid, 128 willfully included a claim for work not performed or materials 129 not furnished for the subject improvement, or prepared the 130 notice with such willful and gross negligence as to amount to a 131 willful exaggeration. However, a minor mistake or error in a 132 notice of nonpayment, or a good faith dispute as to the amount 133 unpaid, does not constitute a willful exaggeration that operates 134 to defeat an otherwise valid claim against the bond. The service 135 of a fraudulent notice of nonpayment is a complete defense to 136 the claimant’s claim against the bond. The notice of nonpayment 137 under this subparagraph must include the following information, 138 current as of the date of the notice, and must be in 139 substantially the following form: 140 141 NOTICE OF NONPAYMENT 142 143 To: ...(name of contractor and address)... 144 145 ...(name of surety and address)... 146 147 The undersigned claimant notifies you that: 148 1. Claimant has furnished ...(describe labor, services, or 149 materials)... for the improvement of the real property 150 identified as ...(property description).... The corresponding 151 amount unpaid to date is $...., of which $.... is unpaid 152 retainage. 153 2. Claimant has been paid to date the amount of $.... for 154 previously furnishing ...(describe labor, services, or 155 materials)... for this improvement. 156 3. Claimant expects to furnish ...(describe labor, 157 services, or materials)... for this improvement in the future 158 (if known), and the corresponding amount expected to become due 159 is $.... (if known). 160 161 I declare that I have read the foregoing Notice of Nonpayment 162 and that the facts stated in it are true to the best of my 163 knowledge and belief. 164 165 DATED on ............, ......... 166 167 ...(signature and address of claimant)... 168 169 STATE OF FLORIDA 170 COUNTY OF ........ 171 172 The foregoing instrument was sworn to (or affirmed) and 173 subscribed before me by means of ☐ physical presence or sworn to 174 (or affirmed) by ☐ online notarization this .... day of ...., 175 ...(year)..., by ...(name of signatory).... 176 177 ...(Signature of Notary Public - State of Florida)... 178 ...(Print, Type, or Stamp Commissioned Name of Notary 179 Public)... 180 181 Personally Known ........ OR Produced Identification ........ 182 183 Type of Identification Produced 184 185 (d) A person may not require a claimant to furnish a waiver 186 that is different from the forms in paragraphs (b) and (c) in 187 exchange for, or to induce payment of, a progress payment or 188 final payment unless the claimant has entered into a direct 189 contract that requires the claimant to furnish a waiver that is 190 different from the forms in paragraphs (b) and (c). 191 (f) Any provisions in a waiver which arethatisnot 192 related to the waiver of a claim or a right to claim against a 193 payment bond as provided in this subsection are unenforceable, 194 unless the claimant has otherwise agreed to those provisions in 195 the direct contractsubstantially similar to the forms in this196subsection is enforceable in accordance with its terms. 197 (12) Unless otherwise provided in this section, service of 198 any document must be made in accordance with s. 713.18. 199 Section 2. Paragraph (c) of subsection (1) of section 200 337.18, Florida Statutes, is amended, and subsection (6) is 201 added to that section, to read: 202 337.18 Surety bonds for construction or maintenance 203 contracts; requirement with respect to contract award; bond 204 requirements; defaults; damage assessments.— 205 (1) 206 (c) A claimant, except a laborer, who is not in privity 207 with the contractor shall, before commencing or not later than 208 90 days after commencing to furnish labor, materials, or 209 supplies for the prosecution of the work, furnish the contractor 210 with a notice that he or she intends to look to the bond for 211 protection. A claimant who is not in privity with the contractor 212 and who has not received payment for his or her labor, 213 materials, or supplies shall deliver to the contractor and to 214 the surety written notice of the performance of the labor or 215 delivery of the materials or supplies and of the nonpayment. The 216 notice of nonpayment may be served at any time during the 217 progress of the work or thereafter but not before 45 days after 218 the first furnishing of labor, services, or materials, and not 219 later than 90 days after the final furnishing of the labor, 220 services, or materials by the claimant or, with respect to 221 rental equipment, not later than 90 days after the date that the 222 rental equipment was last on the job site available for use. An 223 action by a claimant, except a laborer, who is not in privity 224 with the contractor for the labor, materials, or supplies may 225 not be instituted against the contractor or the surety unless 226 both notices have been given. Written notices required or 227 permitted under this section mustmaybe served in accordance 228 withany manner provided ins. 713.18, and provisions for the 229 waiver of a claim or a right to claim against a payment bond 230 contained in s. 713.235 apply to all contracts under this 231 section. 232 (6) Unless otherwise provided in this section, service of 233 any document must be made in accordance with s. 713.18. 234 Section 3. Subsections (4), (8), and (26) of section 235 713.01, Florida Statutes, are amended to read: 236 713.01 Definitions.—As used in this part, the term: 237 (4) “Clerk’s office” means the office of the clerk of the 238 circuit court of the county, or another office serving as the 239 county recorder as provided by law, in which the real property 240 is located. 241 (8) “Contractor” means a person other than a materialman or 242 laborer who enters into a contract with the owner of real 243 property for improving it, or who takes over from a contractor 244 as so defined the entire remaining work under such contract. The 245 term “contractor” includes an architect, landscape architect, or 246 engineer who improves real property pursuant to a design-build 247 contract authorized by s. 489.103(16). The term also includes a 248 licensed general contractor or building contractor, as those 249 terms are defined in s. 489.105(3)(a) and (b), respectively, who 250 provides construction management services, which include 251 responsibility for scheduling and coordination in both 252 preconstruction and construction phases and for the successful, 253 timely, and economical completion of the construction project, 254 or who provides program management services, which include 255 responsibility for schedule control, cost control, and 256 coordination in providing or procuring planning, design, and 257 construction. 258 (26) “Real property” means the land that is improved and 259 the improvements thereon, including fixtures, except any such 260 property owned by the state or any county, municipality, school 261 board, or governmental agency, commission, or political 262 subdivision. The term includes a private leasehold interest that 263 is improved, and the improvements thereon, on land that is owned 264 by the state or any county, municipality, school board, or 265 governmental agency, commission, or political subdivision. 266 Section 4. Section 713.09, Florida Statutes, is amended to 267 read: 268 713.09 Single claim of lien.—A lienor mayis required to269 record only one claim of lien covering his or her entire demand 270 against the real property when the amount demanded is for labor 271 or services or material furnished for more than one improvement 272 under the same direct contract or multiple direct contracts. The 273 single claim of lien is sufficient even though the improvement 274 is for one or more improvements located on separate lots, 275 parcels, or tracts of land. If materials to be used on one or 276 more improvements on separate lots, parcels, or tracts of land 277under one direct contractare delivered by a lienor to a place 278 designated by the person with whom the materialman contracted, 279 other than the site of the improvement, the delivery to the 280 place designated is prima facie evidence of delivery to the site 281 of the improvement and incorporation in the improvement. The 282 single claim of lien may be limited to a part of multiple lots, 283 parcels, or tracts of land and their improvements or may cover 284 all of the lots, parcels, or tracts of land and improvements. If 285 aIn eachclaim of lien under this section is for multiple 286 direct contracts, the owner under the direct contractscontract287 must be the same person for all lots, parcels, or tracts of land 288 against which a single claim of lien is recorded. 289 Section 5. Paragraph (b) of subsection (2) of section 290 713.10, Florida Statutes, is amended, and subsection (4) is 291 added to that section, to read: 292 713.10 Extent of liens.— 293 (2) 294 (b) The interest of the lessor is not subject to liens for 295 improvements made by the lessee when: 296 1. The lease, or a short form or a memorandum of the lease 297 that contains the specific language in the lease prohibiting 298 such liability, is recorded in the official records of the 299 county where the premises are located before the recording of a 300 notice of commencement for improvements to the premises and the 301 terms of the lease expressly prohibit such liability; or 302 2. The terms of the lease expressly prohibit such 303 liability, and a notice advising that leases for the rental of 304 premises on a parcel of land prohibit such liability has been 305 recorded in the official records of the county in which the 306 parcel of land is located before the recording of a notice of 307 commencement for improvements to the premises, and the notice 308 includes the following: 309 a. The name of the lessor. 310 b. The legal description of the parcel of land to which the 311 notice applies. 312 c. The specific language contained in the various leases 313 prohibiting such liability. 314 d. A statement that all or a majority of the leases entered 315 into for premises on the parcel of land expressly prohibit such 316 liability. 3173. The lessee is a mobile home owner who is leasing a318mobile home lot in a mobile home park from the lessor.319 320 A notice that is consistent with subparagraph 2. effectively 321 prohibits liens for improvements made by a lessee even if other 322 leases for premises on the parcel do not expressly prohibit 323 liens or if provisions of each lease restricting the application 324 of liens are not identical. 325 (4) The interest of the lessor is not subject to liens for 326 improvements made by the lessee when the lessee is a mobile home 327 owner who is leasing a mobile home lot in a mobile home park 328 from the lessor. 329 Section 6. Paragraphs (a), (c), and (d) of subsection (1) 330 of section 713.13, Florida Statutes, are amended to read: 331 713.13 Notice of commencement.— 332 (1)(a) Except for an improvement that is exempt under 333pursuant tos. 713.02(5), an owner or the owner’s authorized 334 agent before actually commencing to improve any real property, 335 or recommencing completion of any improvement after default or 336 abandonment, whether or not a project has a payment bond 337 complying with s. 713.23, shall record a notice of commencement 338 in the clerk’s office and forthwith post either a certified copy 339 thereof or a notarized statement that the notice of commencement 340 has been filed for recording along with a copy thereof. The 341 notice of commencement shall contain the following information: 342 1. A description sufficient for identification of the real 343 property to be improved. The description should include the 344 legal description of the property and also should include the 345 street address and tax folio number of the property if available 346 or, if there is no street address available, such additional 347 information as will describe the physical location of the real 348 property to be improved. 349 2. A general description of the improvement. 350 3. The name and address of the owner, the owner’s interest 351 in the site of the improvement, and the name and address of the 352 fee simple titleholder, if other than such owner. 353 4. The name and address of the lessee, if theAlesseewho354 contracts for the improvements asisan owner as defined in s. 355 713.01under s. 713.01(23) and must be listed as the owner356together with a statement that the ownership interest is a357leasehold interest. 358 5.4.The name and address of the contractor. 359 6.5.The name and address of the surety on the payment bond 360 under s. 713.23, if any, and the amount of such bond. 361 7.6.The name and address of any person making a loan for 362 the construction of the improvements. 363 8.7.The name and address within the state of a person 364 other than himself or herself who may be designated by the owner 365 as the person upon whom notices or other documents may be served 366 under this part; and service upon the person so designated 367 constitutes service upon the owner. 368 (c) If the contract between the owner and a contractor 369 named in the notice of commencement expresses a period of time 370 for completion for the construction of the improvement greater 371 than 1 year, the notice of commencement must state that it is 372 effective for a period of 1 year plus any additional period of 373 time. Any payments made by the owner after the expiration of the 374 notice of commencement are considered improper payments. 375 (d) A notice of commencement must be in substantially the 376 following form: 377 378 Permit No..... Tax Folio No..... 379 NOTICE OF COMMENCEMENT 380 State of.... 381 County of.... 382 383 The undersigned hereby gives notice that improvement will be 384 made to certain real property, and in accordance with Chapter 385 713, Florida Statutes, the following information is provided in 386 this Notice of Commencement. 387 1. Description of property: ...(legal description of the 388 property, and street address if available).... 389 2. General description of improvement:..... 390 3.a. Owner: ...name and address.... 391 b. Owner’s phone number:....Owner information or Lessee392information if the Lessee contracted for the improvement:393a. Name and address:.....394 c.b.Interest in property:..... 395 d.c.Name and address of fee simple titleholder (if 396 different from Owner listed above):..... 397 4.a. Lessee, if the lessee contracted for the improvement: 398 ...(name and address).... 399 b. Lessee’s phone number:.....a.400 5.a. Contractor: ...(name and address).... 401 b. Contractor’s phone number:..... 402 6.5.Surety (if applicable, a copy of the payment bond is 403 attached): 404 a. Name and address:..... 405 b. Phone number:..... 406 c. Amount of bond: $..... 407 7.a.6.a.Lender: ...(name and address).... 408 b. Lender’s phone number:..... 409 8.7.Persons within the State of Florida designated by 410 Owner upon whom notices or other documents may be served as 411 provided by Section 713.13(1)(a)8.713.13(1)(a)7., Florida 412 Statutes: 413 a. Name and address:..... 414 b. Phone numbers of designated persons:..... 415 9.a.8.a.In addition to himself or herself, Owner 416 designates ............ of ............ to receive a copy of the 417 Lienor’s Notice as provided in Section 713.13(1)(b), Florida 418 Statutes. 419 b. Phone number of person or entity designated by 420 owner:..... 421 10.9.Expiration date of notice of commencement (the 422 expiration date will be 1 year afterfromthe date of recording 423 unless a different date is specified)..... 424 425 WARNING TO OWNER: ANY PAYMENTS MADE BY THE OWNER AFTER THE 426 EXPIRATION OF THE NOTICE OF COMMENCEMENT ARE CONSIDERED IMPROPER 427 PAYMENTS UNDER CHAPTER 713, PART I, SECTION 713.13, FLORIDA 428 STATUTES, AND CAN RESULT IN YOUR PAYING TWICE FOR IMPROVEMENTS 429 TO YOUR PROPERTY. A NOTICE OF COMMENCEMENT MUST BE RECORDED AND 430 POSTED ON THE JOB SITE BEFORE THE FIRST INSPECTION. IF YOU 431 INTEND TO OBTAIN FINANCING, CONSULT WITH YOUR LENDER OR AN 432 ATTORNEY BEFORE COMMENCING WORK OR RECORDING YOUR NOTICE OF 433 COMMENCEMENT. 434 435 ...(Signature of Owner or Lessee, or Owner’s or Lessee’s 436 Authorized Officer/Director/Partner/Manager)... 437 438 ...(Signatory’s Title/Office)... 439 440 The foregoing instrument was acknowledged before me by means of 441 ☐ physical presence or acknowledged before me by means of ☐ 442 online notarization, this .... day of ...., ...(year)..., by 443 ...(name of person)... as ...(type of authority, . . . e.g. 444 officer, trustee, attorney in fact)... for ...(name of party on 445 behalf of whom instrument was executed).... 446 447 ...(Signature of Notary Public - State of Florida)... 448 449 ...(Print, Type, or Stamp Commissioned Name of Notary Public)... 450 451 Personally Known .... OR Produced Identification .... 452 453 Type of Identification Produced............ 454 Section 7. Subsections (1), (3), and (4) of section 455 713.132, Florida Statutes, are amended to read: 456 713.132 Notice of termination.— 457 (1) An owner may terminate the period of effectiveness of a 458 notice of commencement by executing, swearing to, and recording 459 a notice of termination that contains: 460 (a) The same information as the notice of commencement; 461 (b) The official records’recording office document book462and pagereference numbers and recording date affixed by the 463 recording office onofthe recorded notice of commencement; 464 (c) A statement of the date as of which the notice of 465 commencement is terminated, which date may not be earlier than 466 30 days after the notice of termination is recorded; 467 (d) A statement specifying that the notice applies to all 468 the real property subject to the notice of commencement or 469 specifying the portion of such real property to which it 470 applies; 471 (e) A statement that all lienors have been paid in full; 472 and 473 (f) A statement that the owner has, before recording the 474 notice of termination, served a copy of the notice of 475 terminationon the contractor andon each lienor who has a 476 direct contract with the owner or who has timely served a notice 477 to owner, and a statement that the owner will serve a copy of 478 the notice of termination on each lienor who timely serves a 479 notice to owner after the notice of termination has been 480 recorded. The owner is not required to serve a copy of the 481 notice of termination on any lienor who has executed a waiver 482 and release of lien upon final payment in accordance with s. 483 713.20. 484 (3) An owner maynotrecord a notice of termination at any 485 time afterexcept after completion of construction, or after486construction ceases before completion andall lienors have been 487 paid in full or pro rata in accordance with s. 713.06(4). 488 (4) If an owner or a contractor, by fraud or collusion, 489 knowingly makes any fraudulent statement or affidavit in a 490 notice of termination or any accompanying affidavit, the owner 491 and the contractor, or either of them,as the case may be,is 492 liable to any lienor who suffers damages as a result of the 493 filing of the fraudulent notice of termination,;and any such 494 lienor has a right of action for damagesoccasioned thereby. 495 (5)(4)A notice of termination must be served before 496 recording on each lienor who has a direct contract with the 497 owner and on each lienor who has timely and properly served a 498 notice to owner in accordance with this part before the 499 recording of the notice of termination. A notice of termination 500 must be recorded in the official records of the county in which 501 the improvement is located. If properly served before recording 502 in accordance with this subsection, the notice of termination 503 terminates the period of effectiveness of the notice of 504 commencement 30 days after the notice of termination is recorded 505 in the official recordsis effective to terminate the notice of506commencement at the later of 30 days after recording of the507notice of terminationor a laterthedate stated in the notice 508 of termination as the date on which the notice of commencement 509 is terminated. However, if a lienor who began work under the 510 notice of commencement before its termination lacks a direct 511 contract with the owner and timely serves his or her notice to 512 owner after the notice of termination has been recorded, the 513 owner must serve a copy of the notice of termination upon such 514 lienor, and the termination of the notice of commencement as to 515 that lienor is effective 30 days after service of the notice of 516 terminationif the notice of termination has been served517pursuant to paragraph (1)(f) on the contractor and on each518lienor who has a direct contract with the owner or who has519served a notice to owner. 520 Section 8. Section 713.18, Florida Statutes, is amended to 521 read: 522 713.18 Manner of serving documentsnotices and other523instruments.— 524 (1) Unless otherwise specifically provided by law, service 525 of any documentnotices, claims of lien, affidavits,526assignments, and other instrumentspermitted or required under 527 this part, s. 255.05, or s. 337.18, or copies thereof when so 528 permitted or required,unless otherwise specifically provided in529this part,must be made by one of the following methods: 530 (a) By handactualdelivery to the person to be served; if 531 a partnership, to one of the partners; if a corporation, to an 532 officer, director, managing agent, or business agent; or, if a 533 limited liability company, to a member or manager. 534 (b) By common carrier delivery service or by registered, 535 Global Express Guaranteed, or certified mail to the person to be 536 served, with postage or shipping paid by the sender and with 537 evidence of delivery, which may be in an electronic format. 538 (c) By posting on the site of the improvement if service as 539 provided by paragraph (a) or paragraph (b) cannot be 540 accomplished. 541 (2) Notwithstanding subsection (1), service of a notice to 542 owner or a preliminary notice to contractor under this part, s. 543 255.05, or s. 337.18, or s. 713.23is effective as of the date 544 of mailing and the requirements for service under this section 545 have been satisfied if: 546 (a) The notice is mailed by registered, Global Express 547 Guaranteed, or certified mail, with postage prepaid, to the 548 person to be served and addressed as prescribedat any of the549addresses set forthin subsection (3); 550 (b) The notice is mailed within 40 days after the date the 551 lienor first furnishes labor, services, or materials; and 552 (c)1. The person who served the notice maintains a 553 registered or certified mail log that shows the registered or 554 certified mail number issued by the United States Postal 555 Service, the name and address of the person served, and the date 556 stamp of the United States Postal Service confirming the date of 557 mailing; or 558 2. The person who served the notice maintainselectronic559 tracking records approved or generated by the United States 560 Postal Service containing the postal tracking number, the name561and address of the person served,and verification of the date 562 of receipt by the United States Postal Service. 563 (3)(a) Notwithstanding subsection (1), service of a 564 document underan instrument pursuant tothis section is 565 effective on the date of mailing or shipping, and the 566 requirements for service under this section have been satisfied, 567the instrumentif the documentit: 568 1. Is sent to the last address shown in the notice of 569 commencement or any amendment thereto or, in the absence of a 570 properly indexed notice of commencement that contains the 571 information specified in s. 713.13(1)(b),notice of572commencement, to the last address shown in thebuilding permit573application,orto the last known address of the person to be 574 served unless otherwise specifically provided in this part, s. 575 255.05, or s. 337.18; and 576 2. Is returned as being “refused,” “moved, not 577 forwardable,” or “unclaimed,” or is otherwise not delivered or 578 deliverable through no fault of the person serving the document 579item. 580 (b) If the address shown in the notice of commencement or 581 any amendment theretoto the notice of commencement, or, in the582absence of a notice of commencement, in the building permit583application,is incomplete for purposes of mailing or delivery, 584 the person serving the documentitemmay complete the address 585 and properly format it according to United States Postal Service 586 addressing standards using information obtained from the 587 property appraiser or another public record without affecting 588 the validity of service under this section. 589 (4) A documentnoticeserved by a lienor on one owner or 590 one partner of a partnership owning the real property is deemed 591 served onnotice toall owners and partners. 592 Section 9. Subsections (6) and (8) of section 713.20, 593 Florida Statutes, are amended to read: 594 713.20 Waiver or release of liens.— 595 (6) A person may not require a lienor to furnish a lien 596 waiver or release of lien that is different from the forms in 597 subsection (4) or subsection (5) in exchange for, or to induce 598 payment of, a progress payment or final payment unless the 599 lienor has entered into a direct contract that requires the 600 lienor to furnish a waiver or release that is different from the 601 forms in subsection (4) or subsection (5). 602 (8) Any provisions in a lien waiver or lien release which 603 arethatisnot related to the waiver or release of a lien or 604 the right to claim a lien as provided in this section are 605 unenforceable, unless the lienor has otherwise agreed to those 606 provisions in the direct contractsubstantially similar to the607forms in subsections (4) and (5) is enforceable in accordance608with the terms of the lien waiver or lien release. 609 Section 10. Section 713.21, Florida Statutes, is amended to 610 read: 611 713.21 Discharge of lien.—A lien properly perfected under 612 this chapter may be discharged, or released in whole or in part, 613 by any of the following methods: 614 (1) By entering satisfaction of the lien upon the margin of 615 the record thereof in the clerk’s office when not otherwise 616 prohibited by law. This satisfaction shall be signed by the 617 lienor, the lienor’s agent or attorney and attested by said 618 clerk. Any person who executes a claim of lien hasshall have619 authority to execute a satisfaction in the absence of actual 620 notice of lack of authority to any person relying on the same. 621 (2) By the satisfaction or release of the lienor, duly 622 acknowledged and recorded in the clerk’s office. The 623 satisfaction or release must include the lienor’s notarized 624 signature and set forth the official records’ reference numbers 625 and recording date affixed by the recording office on the 626 subject lien. Any person who executes a claim of lien hasshall627haveauthority to execute a satisfaction or release in the 628 absence of actual notice of lack of authority to any person 629 relying on the same. 630 (3) By failure to begin an action to enforce the lien 631 within the time prescribed in this part. 632 (4) By an order of the circuit court of the county where 633 the property is located, as provided in this subsection. Upon 634 filing a complaint therefor by any interested party the clerk 635 shall issue a summons to the lienor to show cause within 20 days 636 why his or her lien should not be enforced by action or vacated 637 and canceled of record. Upon failure of the lienor to show cause 638 why his or her lien should not be enforced or the lienor’s 639 failure to commence such action before the return date of the 640 summons the court shall forthwith order cancellation of the 641 lien. 642 (5) By recording in the clerk’s office the original or a 643 certified copy of a judgment or decree of a court of competent 644 jurisdiction showing a final determination of the action. 645 Section 11. Paragraph (d) of subsection (1) of section 646 713.23, Florida Statutes, is amended to read: 647 713.23 Payment bond.— 648 (1) 649 (d) In addition, a lienor who has not received payment for 650 furnishing his or her labor, services, or materials must, as a 651 condition precedent to recovery under the bond, serve a written 652 notice of nonpayment ontothe contractor and a copy of the 653 notice on the surety. The notice must be under oath and served 654 during the progress of the work or thereafter, but may not be 655 served later than 90 days after the final furnishing of labor, 656 services, or materials by the lienor, or, with respect to rental 657 equipment, later than 90 days after the date the rental 658 equipment was on the job site and available for use. A notice of 659 nonpayment that includes sums for retainage must specify the 660 portion of the amount claimed for retainage. The required notice 661 satisfies this condition precedent with respect to the payment 662 described in the notice of nonpayment, including unpaid finance 663 charges due under the lienor’s contract, and with respect to any 664 other payments which become due to the lienor after the date of 665 the notice of nonpayment. The time period for serving a notice 666 of nonpayment isshall bemeasured from the last day of 667 furnishing labor, services, or materials by the lienor and may 668 not be measured by other standards, such as the issuance of a 669 certificate of occupancy or the issuance of a certificate of 670 substantial completion. The failure of a lienor to receive 671 retainage sums not in excess of 10 percent of the value of 672 labor, services, or materials furnished by the lienor is not 673 considered a nonpayment requiring the service of the notice 674 provided under this paragraph. If the payment bond is not 675 recorded before commencement of construction, the time period 676 for the lienor to serve a notice of nonpayment may at the option 677 of the lienor be calculated from the date specified in this 678 section or the date the lienor is served a copy of the bond. 679 However, the limitation period for commencement of an action on 680 the payment bond as established in paragraph (e) may not be 681 expanded. The negligent inclusion or omission of any information 682 in the notice of nonpayment that has not prejudiced the 683 contractor or surety does not constitute a default that operates 684 to defeat an otherwise valid bond claim. A lienor who serves a 685 fraudulent notice of nonpayment forfeits his or her rights under 686 the bond. A notice of nonpayment is fraudulent if the lienor has 687 willfully exaggerated the amount unpaid, willfully included a 688 claim for work not performed or materials not furnished for the 689 subject improvement, or prepared the notice with such willful 690 and gross negligence as to amount to a willful exaggeration. 691 However, a minor mistake or error in a notice of nonpayment, or 692 a good faith dispute as to the amount unpaid, does not 693 constitute a willful exaggeration that operates to defeat an 694 otherwise valid claim against the bond. The service of a 695 fraudulent notice of nonpayment is a complete defense to the 696 lienor’s claim against the bond. The notice under this paragraph 697 must include the following information, current as of the date 698 of the notice, and must be in substantially the following form: 699 700 NOTICE OF NONPAYMENT 701 702 To ...(name of contractor and address)... 703 704 ...(name of surety and address)... 705 706 The undersigned lienor notifies you that: 707 1. The lienor has furnished ...(describe labor, services, 708 or materials)... for the improvement of the real property 709 identified as ...(property description).... The corresponding 710 amount unpaid to date is $...., of which $.... is unpaid 711 retainage. 712 2. The lienor has been paid to date the amount of $.... for 713 previously furnishing ...(describe labor, services, or 714 materials)... for this improvement. 715 3. The lienor expects to furnish ...(describe labor, 716 services, or materials)... for this improvement in the future 717 (if known), and the corresponding amount expected to become due 718 is $.... (if known). 719 720 I declare that I have read the foregoing Notice of Nonpayment 721 and that the facts stated in it are true to the best of my 722 knowledge and belief. 723 724 DATED on ............, ......... 725 726 ...(signature and address of lienor)... 727 728 STATE OF FLORIDA 729 COUNTY OF........ 730 731 The foregoing instrument was sworn to (or affirmed) and 732 subscribed before me by means of ☐ physical presence or sworn to 733 (or affirmed) by ☐ online notarization, this .... day of ...., 734 ...(year)..., by ...(name of signatory).... 735 ...(Signature of Notary Public - State of Florida)... 736 ...(Print, Type, or Stamp Commissioned Name of Notary 737 Public)... 738 739 Personally Known ........ OR Produced Identification ........ 740 741 Type of Identification Produced 742 Section 12. Subsections (3) and (5) of section 713.235, 743 Florida Statutes, are amended to read: 744 713.235 Waivers of right to claim against payment bond; 745 forms.— 746 (3) A person may not require a claimant to furnish a waiver 747 that is different from the forms in subsections (1) and (2) in 748 exchange for, or to induce payment of, a progress payment or 749 final payment unless the claimant has entered into a direct 750 contract that requires the claimant to furnish a waiver that is 751 different from the forms in subsections (1) and (2). 752 (5) Any provisions in a waiver which arethatisnot 753 related to the waiver of a claim or a right to claim against the 754 payment bond as provided in this section are unenforceable, 755 unless the claimant has otherwise agreed to those provisions in 756 the claimant’s direct contractsubstantially similar to the757forms in this section is enforceable in accordance with its758terms. 759 Section 13. Section 713.29, Florida Statutes, is amended to 760 read: 761 713.29 AttorneyAttorney’sfees.—In any action brought to 762 enforce a lien, including a lien that has been transferred to 763 security, or to enforce a claim against a bond under this part, 764 the prevailing party is entitled to recover a reasonable fee for 765 the services of her or his attorney for trial and appeal or for 766 arbitration, in an amount to be determined by the court, which 767 fee must be taxed as part of the prevailing party’s costs, as 768 allowed in equitable actions. 769 Section 14. This act shall take effect July 1, 2021.