Florida Judgment Lien: How It Attaches, How Long It Lasts and How to Search It
Florida has two judgment lien systems: a recorded judgment in county official records for land, and a Department of State certificate for personal property.
Quick answer
In Florida, a money judgment becomes a lien on real property only when a certified copy, with the creditor's address, is recorded in the official records of the county where the land sits. It lasts 10 years, can be extended by re-recording, and never past 20 years from the judgment. A separate Department of State certificate reaches personal property for 5 years.
What is a judgment lien in Florida?
Winning a lawsuit does not by itself put a lien on anything. The creditor has to take a second step, and in Florida which step depends on the kind of property. Our general explainer on judgment liens covers the concept across states. This article covers only Florida law, read on the Florida Legislature and Department of State sites on 2026-10-04.
The split matters for anyone checking a Florida property. A judgment lien certificate on file with the Department of State does not reach land. A judgment recorded in Duval County does not reach a house in Pasco County. You have to look in the right register for the right asset.
Definition
Judgment lien (Florida) — A claim against a debtor's property that secures an unpaid money judgment. Florida creates it in two separate places: by recording a certified copy of the judgment in a county's official records (real property in that county), or by filing a judgment lien certificate with the Florida Department of State (most personal property).
The two Florida judgment lien systems side by side
| Lien on real property | Lien on personal property | |
|---|---|---|
| Statute | Fla. Stat. 55.10 | Fla. Stat. 55.201 to 55.209 |
| How it is created | Recording a certified copy of the judgment in the county official records, with the lienholder's address in the judgment or in an affidavit recorded at the same time | Filing a judgment lien certificate with the Department of State after the judgment is final |
| Where it reaches | Real property in the county where it is recorded | Personal property subject to execution, plus payment intangibles and accounts; excludes fixtures, money, negotiable instruments and mortgages |
| Initial life | 10 years from recording (7 years if first recorded July 1, 1987 to June 30, 1994) | 5 years from filing |
| Extension | Extended 10 years at a time by re-recording before expiry with a current-address affidavit, never beyond 20 years from entry of judgment | A second certificate filed within 6 months before or after lapse, good for 5 years; no third |
| Where to search | Clerk of the Circuit Court official records, by the debtor's name, county by county | Department of State judgment lien database, by debtor name |
How a judgment becomes a lien on Florida real estate
Section 55.10(1) says a judgment, order or decree "becomes a lien on real property in any county when a certified copy of it is recorded in the official records or judgment lien record of the county." Recording is county by county. A creditor who wants to reach land in Hillsborough and Brevard records in both.
There is a strict address rule. The statute says: "A judgment, order, or decree does not become a lien on real property unless the address of the person who has a lien as a result of such judgment, order, or decree is contained in the judgment, order, or decree or an affidavit with such address is simultaneously recorded with the judgment, order, or decree" (Fla. Stat. 55.10). A recorded judgment with no address and no affidavit is in the index, but it is not a lien on land.
For a certified copy first recorded on or after July 1, 1994, the lien runs for an initial 10 years from the recording date. Subsection (2) lets the creditor extend it for another 10 years by re-recording a certified copy before the lien expires, together with an affidavit giving the current address. The extension runs from the re-recording date.
There is an outer limit. Section 55.081 provides that "no judgment, order, or decree of any court shall be a lien upon real or personal property within the state after the expiration of 20 years from the date of the entry of such judgment, order, or decree" (Fla. Stat. 55.081). Note the different starting points: the 10-year periods count from recording, the 20-year cap from entry of the judgment.
Worked example: how long does a judgment lien last in Florida?
A hypothetical judgment, dated to show how the three clocks interact. The dates are illustrations computed from the statutes, not a real case.
| Event | Date | Effect |
|---|---|---|
| Judgment entered by the court | March 2, 2026 | Starts the 20-year cap in section 55.081 |
| Certified copy with creditor address recorded in Hillsborough County | March 10, 2026 | Lien on Hillsborough real property begins; initial term to March 10, 2036 |
| Certified copy and current-address affidavit re-recorded, before the March 10, 2036 expiry | March 5, 2036 | Extension of 10 years from re-recording, which would run to March 5, 2046 |
| Outer limit | March 2, 2046 | Lien cannot survive past 20 years from entry of the judgment, so it ends here, 3 days before the extended term would |
Florida homestead and judgment liens
What is a judgment lien certificate in Florida?
The Department of State states it simply: "Judgment liens on personal property in Florida are filed with the Florida Department of State" (Florida Department of State, Judgment Lien). Under section 55.202, the creditor files a judgment lien certificate after the judgment is final, the time to move for rehearing has passed, no rehearing motion is pending and no stay is in effect. The lien is effective from the date and time of filing.
The certificate reaches the debtor's personal property subject to execution, plus payment intangibles and accounts of a debtor located in Florida, and their proceeds. It excludes fixtures, money, negotiable instruments and mortgages (Fla. Stat. 55.202). It is not a lien on land.
It lapses 5 years after filing. Within 6 months before or after that lapse date, the creditor may file a second certificate, which is a new lien effective from its own filing and lapses permanently 5 years later. No further certificate based on the same judgment is allowed (Fla. Stat. 55.204). Section 55.209 sets the Department's fees at $20 to file a certificate, $10 to certify a document and $5 for each additional debtor name.
What a Florida judgment lien certificate must state
Section 55.203(1) lists the contents of an original certificate. These are the fields you will see when you open a record in the Department's database.
- The legal name of each judgment debtor, plus the registered name and document number if the debtor is a recorded entity.
- The debtor's last known address and Social Security or federal employer identification number, if shown on the judgment.
- The legal name and address of the judgment creditor, and the creditor's attorney or representative.
- The court that entered the judgment, the case number and the date the written judgment was entered.
- The amount due on the money judgment and the applicable interest rate.
- The signature of the creditor or the creditor's attorney or authorized representative.
How to do a Florida judgment lien search
Search the county official records by name
For land, search the Clerk of the Circuit Court official records in the county where the property sits, under every name the owner has used. Look for recorded judgments, certified copies of judgments and re-recordings. Our county pages list the clerk for Duval, Hillsborough, Brevard, Manatee, Pasco and Okaloosa.
Check each hit for the address and the dates
Confirm the judgment or an affidavit recorded with it shows the creditor's address. Then compute the 10-year term from recording and the 20-year cap from entry. An old judgment that was never re-recorded may have expired.
Look for a satisfaction or a transfer to bond
A paid judgment is cleared by a recorded satisfaction. When payment is made into the court registry, section 55.141 has the clerk execute and record the satisfaction. Under section 55.10(5), a lien can also be moved off the land to a cash deposit or surety bond, and the clerk records a certificate of transfer.
Search the Department of State for personal property liens
Use the judgment lien search by debtor name on the Division of Corporations search page. The same page searches federal lien registrations by debtor name.
Remember federal tax liens on land are at the clerk
Under the Florida Uniform Federal Lien Registration Act, notices of federal liens on real property are filed with the clerk of the circuit court of the county where the land is (Fla. Stat. 713.901).
Florida judgment interest rates in 2026
Section 55.03 has the Chief Financial Officer set the judgment interest rate quarterly, and the rate in effect when a judgment is obtained is printed on its face. The Department of State publishes the history. These are the 2026 rates as listed on 2026-10-04.
| Quarter beginning | Judgment interest rate |
|---|---|
| January 1, 2026 | 8.44% |
| April 1, 2026 | 8.25% |
| July 1, 2026 | 8.06% |
| October 1, 2026 | 7.87% |
What a judgment lien search does not tell you
A name index cannot tell you whether a "John Smith" judgment is your seller. Match middle names, addresses and the case file before treating a hit as a lien on the property.
The Department of State does not vouch for the filings. Section 55.209(2) says "the information maintained in the database is for public notice purposes only" and that the Department makes no determination of the validity of any judgment lien (Fla. Stat. 55.209).
HeritageDeed searches the Clerk's official records for the property and runs court record checks against the owner in our Florida counties. That is a records search, not legal advice and not title insurance. Deciding whether a judgment is valid, expired or blocked by homestead is a legal judgment for a Florida attorney or title underwriter.
Key takeaways
Key takeaways
- A Florida judgment reaches land only when a certified copy, with the creditor's address, is recorded in that county's official records.
- The real property lien lasts 10 years from recording, can be extended by re-recording before it expires, and ends no later than 20 years after the judgment was entered.
- A judgment lien certificate at the Department of State covers personal property, not land, for 5 years plus one possible 5-year second certificate.
- A qualifying homestead is constitutionally protected from judgment liens, and a recorded notice of homestead starts a 45-day clock for the creditor.
- Search both registers, then check each hit for the address, the dates and a recorded satisfaction.
Frequently asked questions
- How long does a judgment lien last in Florida?
- On real property, 10 years from the date the certified copy is recorded, extendable by re-recording before it expires, but never more than 20 years after the judgment was entered. A Department of State judgment lien on personal property lasts 5 years, with one possible 5-year second lien.
- Does a Florida judgment lien certificate attach to my house?
- No. The certificate filed with the Department of State reaches personal property, payment intangibles and accounts. A lien on land requires recording a certified copy of the judgment in the official records of the county where the land is located.
- Can a judgment lien attach to a Florida homestead?
- Article X, section 4 of the Florida Constitution says no judgment shall be a lien on a qualifying homestead of a natural person, with exceptions such as taxes, purchase money and improvement debts. The judgment still shows in name searches, so an owner who is selling or refinancing can record a notice of homestead under section 222.01.
- How do I search for judgment liens in Florida for free?
- Search the official records index in each county where the person owns land, and the Department of State judgment lien database by debtor name. Section 28.2221 requires each county recorder to keep an online index running back to at least January 1, 1990, and section 55.203 requires the Department's database to be accessible on the Internet. Paper copies made by a clerk cost $1 per page under section 28.24.
- How much does it cost to file a judgment lien certificate in Florida?
- Section 55.209 sets the Department of State fee at $20 for a judgment lien certificate or other permitted document, $10 for certification, $5 for each additional debtor name and $5 for each additional facing page.
- How is a Florida judgment lien removed?
- By a recorded satisfaction once the judgment is paid, by expiry of the statutory term, by transfer of the lien to a cash deposit or surety bond under section 55.10(5), or by a court order. Payment into the court registry leads the clerk to record a satisfaction under section 55.141.
Sources
Primary records and official documentation cited in this article.
- 1Florida Legislature, Online Sunshine, Fla. Stat. 55.10, Judgments as liens on real property
- 2Florida Legislature, Online Sunshine, Fla. Stat. 55.081, Statute of limitations, lien of judgment
- 3Florida Legislature, Online Sunshine, Fla. Stat. 55.202, Judgment lien on personal property
- 4Florida Legislature, Online Sunshine, Fla. Stat. 55.203, Judgment lien certificate contents
- 5Florida Legislature, Online Sunshine, Fla. Stat. 55.204, Duration and continuation of judgment lien
- 6Florida Legislature, Online Sunshine, Fla. Stat. 55.209, Department of State fees
- 7Florida Legislature, Online Sunshine, Fla. Stat. 55.141, Satisfaction of judgments
- 8Florida Legislature, Online Sunshine, Fla. Stat. 222.01, Designation of homestead
- 9Florida Legislature, Online Sunshine, Fla. Stat. 713.901, Florida Uniform Federal Lien Registration Act
- 10Florida Legislature, Online Sunshine, Fla. Stat. 28.2221, Electronic access to official records
- 11Florida Legislature, Online Sunshine, Fla. Stat. 28.24, Service charges by clerk of the circuit court
- 12The Florida Senate, Florida Constitution, Article X, Section 4
- 13Florida Department of State, Division of Corporations, Judgment Lien
- 14Florida Department of State, Division of Corporations, Search Records
HeritageDeed provides public-record search reports only. Reports do not constitute title insurance, an attorney opinion of title, or a title insurance commitment.