Understanding the Updated Statute of Repose Florida: Navigating New Timelines for Construction Defect Claims

Illustration of Florida's Statute of Repose


As an accomplished attorney who honed his expertise in real estate transactions at Lowndes, Drosdick, Doster, Kantor & Reed, one of Florida’s prominent law firms, John Montague is exceptionally equipped to dissect the nuances of Florida’s revised statute of repose. This legislation, crucial for contractors and property owners, has undergone significant changes, reducing the timeline for filing construction defect claims from ten to seven years. John’s deep understanding of real estate law, shaped by his extensive experience in this field, positions him perfectly to analyze and explain the implications of these changes in the construction industry. This article delves into the complexities of the amended statute, highlighting the critical aspects and their impact on legal responsibilities and strategies for those involved in Florida’s dynamic real estate and construction sectors.

Short Answer:

Short Answer: The Statute of Repose in Florida sets a strict time limit for bringing legal actions, impacting various industries by limiting the duration of liability for different types of claims.

Full Article

In Florida, the statute of repose florida sets a definitive timeline for filing construction defect claims. A recent legislative change has reduced this period from ten to seven years, directly affecting how contractors and property owners manage liability risks. This article provides an essential guide to understanding the updated statute of repose florida, its implications, and how the new timelines shape legal responsibilities in the construction industry.


Key Takeaways

  • Florida’s Statute of Repose for construction defect claims has been reduced from ten years to seven years, indicating a reduced period of potential liability for contractors and a shortened timeframe for property owners to identify and file claims.
  • New triggering events for the Statute of Repose include the issuance of a temporary certificate of occupancy, a certificate of occupancy, a certificate of completion, or the date of abandonment of construction if not completed, with each event initiating the countdown for filing a defect claim.
  • Due diligence in identifying construction defects involves comprehensive research and investigation prior to commencing a construction project and understanding the legal process for filing a defect claim, including pre-suit notice requirements and navigating litigation with the support of licensed contractors and legal professionals.

Understanding Florida’s Statute of Repose

Illustration of Florida's Statute of Repose

Often used interchangeably with the statute of limitations, the statute of repose is a unique yet essential aspect of construction law. The statute of repose establishes a deadline for bringing forth construction defect claims, thereby outlining the risk exposure for contractors and property owners. Recently, Florida’s Statute of Repose has seen a significant shakeup, with the limitation period being reduced from ten years to seven.

This reduction, although seemingly minor, has profound implications for all stakeholders in the construction industry. For contractors, it means a reduced duration of liability for potential construction defects. For property owners, it translates into a tighter timeframe within which to identify potential defects and file claims. Given the high stakes, comprehending this statute is imperative.

Definition and Purpose

The Statute of Repose serves as a protective shield for contractors and property owners against prolonged liability for construction defects in a completed building. It has the following benefits:

  • Establishes a concrete timeline for legal claims
  • Prevents minor or perceived defects from leading to lengthy litigation
  • Reduces unnecessary legal disputes

The recent amendment to the Statute of Repose aims to:

  • Further refine the focus of litigation to cases that result in significant damage
  • Significantly reduce the frequency of suits filed for minor defects and code violations
  • Reserve the legal process for substantial claims
  • Provide predictability for both contractors and property owners.

Key Elements

The two key elements of the Statute of Repose are the repose period, which includes the limitations period and the triggering events. The limitations period, now officially seven years, defines the time frame within which a legal action pertaining to the design, planning, or construction of a project can be initiated. This repose period begins and is formally established by Florida Statute 95.031.

Triggering events, on the other hand, are specific occurrences that mark the commencement of the limitations period. These include the issuance of a certificate of occupancy and other significant events that indicate the conclusion of a construction project. Grasping these elements is a key necessity for anyone participating in a Florida construction project.

Changes to Florida’s Statute of Repose

Photo of Florida Governor Ron DeSantis signing the new law

The recent changes to Florida’s Statute of Repose have been driven largely by Senate Bill 360, which has effectively reduced the statute of repose from ten years to seven. This reduction is a significant shift from the previous version of the law and has been designed to offer more clarity and certainty to builders and construction professionals.

But what does this change mean for property owners and contractors? Simply put, it alters the legal landscape for construction defect claims, setting a new timeline that all parties must adhere to. To truly comprehend the implications of this change, we need to examine the details of the new law and its ramifications.

Senate Bill and New Law

Senate Bill 360, signed into law by Governor Ron DeSantis, has been instrumental in shaping the updated Statute of Repose. The primary provisions of this bill include a reduction in the time limit for property owners to file a lawsuit against builders and construction professionals for construction defects. Moreover, it imposes a more stringent standard for bringing a claim under the Florida Building Code.

Claimants now have a period of seven years to initiate claims for latent construction defects. In addition, the bill removes certain triggering events, including the owner’s possession date and the completion or termination of warranty or service work under the design or construction contract. This aims to streamline the process and remove unnecessary complexities. These modifications significantly influence the management of construction defect claims in Florida.

Impact on Property Owners and Contractors

The new Statute of Repose has a dual impact, offering both advantages and potential difficulties for property owners and contractors alike. For contractors, the reduced liability window means a decrease in their long-term liability risk but also raises the urgency for them to promptly address construction defect claims.

For property owners, the new law:

  • Reduces the time they have to identify defects and pursue legal recourse
  • May reduce the liability exposure for defendants such as contractors or insurance carriers
  • May pose a challenge for property owners who may not discover latent defects until after the seven-year period

Hence, it is vital for property owners to take initiative in spotting and resolving potential construction defects.

Triggering Events and Limitations Period

Illustration of triggering events for construction defect claims

One of the most critical aspects of the Statute of Repose is understanding what constitutes a triggering event and how the limitations period is calculated. This comprehension is paramount for anyone participating in a construction project, as it helps establish when the countdown begins for lodging a construction defect claim.

These triggering events have seen some changes with the new law. The following are now considered as triggering events:

  • Issuance of a temporary certificate of occupancy
  • Issuance of a certificate of occupancy
  • Issuance of a certificate of completion
  • Date of abandonment of construction if not completed

It’s crucial to understand these events and how they impact the limitations period.

Types of Triggering Events

Triggering events, as defined by the Statute of Repose, are limited to a few specific occurrences. One such event is the issuance of a Certificate of Occupancy, which indicates that the construction has reached a habitable state and complies with local building codes, avoiding any building code violation, and allowing for actual possession of the property.

Other triggering events include:

  • The abandonment or termination of a construction project
  • The abandonment or termination of an engineering, design, or construction contract
  • A material alteration or addition to the real property

Recognizing these triggering events is crucial for both property owners and contractors, as it sets in motion the limitations period.

Calculating the Limitations Period

Calculating the limitations period is an integral part of navigating the Statute of Repose. The limitations period for construction defect claims in Florida is four years from the certificate of completion of the project. While this might seem straightforward, several factors may influence the computation of the limitations period, such as the type of claim, the specific statute of limitations for that claim, and any tolling or suspension of the limitations period.

The calculation of the limitations period is largely dependent on the triggering event. The triggering event affects the calculation by altering the commencement of the due time period within which the claim must be filed. Hence, it’s fundamental to comprehend the triggering events and calculate the limitations period to make sure that claims are lodged within the legally stipulated period.

Identifying and Addressing Construction Defects

Photo of identifying construction defects on a property

Knowing what to look for is the first step in identifying and addressing construction defects. While there are various categories of construction defects as defined by Florida law, including:

  • Construction deficiencies
  • Design deficiencies
  • Material deficiencies
  • Subsurface deficiencies

The process of identifying these defects, which may potentially cause physical harm, is not always straightforward.

Due diligence in the context of construction defects encompasses comprehensive research and investigation prior to commencing a construction project. This includes:

  • Evaluating potential builders
  • Assessing the project’s structural integrity
  • Evaluating mechanical systems
  • Reviewing code compliance
  • Reviewing ADA compliance
  • Reviewing environmental reports

The due diligence process ensures that every aspect of the project is thoroughly vetted to minimize the occurrence of construction defects.

Types of Construction Defects

Construction defects can take many forms. As per Florida Statute 558, a construction defect is defined as any deficiency that arises from the construction or installation of a property. These defects can include:

  • Roof issues
  • Façade leaks
  • Defective floors
  • Windows issues

There are also latent and patent defects. A latent defect is one that is concealed and not easily observable, whereas a patent defect is readily observable and easily noticed. Each type of defect presents its own set of challenges and requires a different approach to identify and address.

Due Diligence and Filing Suit

Due diligence not only involves identifying potential construction defects but also entails understanding how to properly file a lawsuit for construction defect claims. It’s crucial to understand the statutes that govern these claims and to ensure that all requirements are met.

The due diligence process for handling construction defect claims involves the following steps:

  1. Serve a notice of claim to the general contractor, subcontractors, suppliers, architects, or designers involved, at least 60 days prior to filing a lawsuit.
  2. The notice must provide comprehensive details of the construction defect.
  3. Comprehending the due diligence process is essential to adeptly handle construction defect claims.

Third-Party Claims and Multi-Building Projects

The complexities of the construction industry often lead to situations where multiple parties may be involved in a construction project. These scenarios can lead to third-party claims and multi-building projects, which can complicate the application of the Statute of Repose.

In these instances, understanding how the statute applies and how to navigate the legal landscape is crucial. Some key considerations include:

  • Discerning the statute of repose for multi-building projects
  • Grasping the handling of third-party claims
  • Being cognizant of these intricacies and their impact on the limitations period

Third-Party Claims

Third-party claims occur when property owners make such claims against contractors and other parties involved in the construction process. These claims are regulated by Chapter 558 of the Florida Statutes, which outlines the procedures for resolving construction defect disputes.

The filing of a third-party claim involves serving a notice of claim to the responsible party, providing a comprehensive description of the location of each alleged defect. The outcomes following the submission of a third-party claim can vary widely, often not resulting in a resolution without litigation. Therefore, understanding how these claims are handled is crucial for anyone involved in a construction project.

Multi-Building Projects

Multi-building projects present unique challenges when it comes to the application of the Statute of Repose. Each individual dwelling unit or building within a multiple-building project will be assessed separately to determine the commencement of the statute of repose.

Handling such projects involves:

  • Managing multiple buildings concurrently
  • Coordinating stakeholders and teams across different structures
  • Mitigating various security concerns such as theft and vandalism

Comprehending these challenges and the application of the Statute of Repose in such scenarios is essential for both property owners and contractors.

Navigating Construction Defect Lawsuits

Illustration of working with a licensed contractor

One of the key aspects of dealing with construction defects is understanding how to navigate the legal landscape. This involves working with a licensed contractor and seeking legal advice. Licensed contractors offer numerous benefits, including the knowledge and experience required to oversee a construction project, and the mandatory provision of liability and workers’ compensation insurance, ensuring protection for both the contractor and the client.

Legal professionals also play a significant role in managing construction defects. They provide guidance to individuals in asserting their rights and pursuing compensation. Armed with appropriate support and knowledge, one can seamlessly navigate through construction defect lawsuits.

Working with a Licensed Contractor

Working with a licensed contractor offers numerous advantages, such as enhanced credibility, robust management and finance capabilities, and the mandatory provision of liability and workers’ compensation insurance. Therefore, choosing a licensed contractor is a crucial step in addressing construction defects.

A licensed contractor can provide assistance in the following areas:

  • Navigating the legal process by ensuring compliance with statutory requirements
  • Utilizing pre-suit discovery
  • Evaluating insurance coverage for defense
  • Maintaining essential documentation for the legal proceedings related to construction defects

Hiring a licensed contractor is not just about getting the job done but also about ensuring that the entire project itself is completed to the highest legal and professional standards, including obtaining the necessary building permit.

Seeking Legal Advice

Seeking legal advice is just as important as hiring a licensed contractor when dealing with construction defect claims. Legal advice can guarantee that the plaintiff launches a legal action within two years of project completion or upon the discovery of any latent defects, which is crucial for compliance with the Statute of Repose.

Moreover, a lawyer can:

  • Ascertain the date of completion of the building or project
  • Apply the pertinent time constraints
  • Take into account any exemptions or extensions to the statute of repose that may be relevant to the case

With the right legal guidance, you can navigate the complex landscape of construction defect claims with confidence and ease.

Legal Analysis of Florida Statute of Repose

Relevant Cases


Understanding Florida’s updated Statute of Repose and successfully navigating construction defect lawsuits requires a thorough understanding of the law and its various components. From knowing what constitutes a construction defect to understanding the triggering events and calculating the limitations period, each aspect of the Statute of Repose plays a crucial role in determining the outcome of a construction defect claim.

Despite the complexities involved, with the right knowledge and guidance, both contractors and property owners can successfully navigate this legal landscape. Whether you’re preparing for a construction project or dealing with a potential construction defect claim, always remember: knowledge is power. Equip yourself with the right knowledge, work with the right professionals, and you’ll be well-equipped to handle any challenges that come your way.

Frequently Asked Questions

What is the statute of repose for products in Florida?

In Florida, the statute of repose for products prohibits product liability actions more than twelve years after a product with an “expected life” of ten years or less reached its first purchaser. This excludes certain commercial airplanes, railroad equipment, and vessels.

What is the statute of repose for professional negligence in Florida?

In Florida, the statute of repose for professional negligence is 2 years from the time the harm is discovered or should have been discovered with due diligence. It’s important to be aware of this timeframe when considering legal action.

What is the statute 95.12 in Florida?

Statute 95.12 in Florida establishes that no action to recover real property or its possession shall be maintained unless the person seeking recovery has actual possession or their ancestor, predecessor, or grantor was seized or possessed of the property within 7 years before the commencement of the action.

What is the statute 95.03 in Florida?

Statute 95.03 in Florida states that any provision in a contract fixing the period of time for beginning an action arising from the contract at a time less than that provided by the statute of limitations is void. It ensures that contracts cannot unreasonably shorten the period for taking legal action (source: Florida Statutes section 95.03).

What changes have been made to the Statute of Repose?

The Statute of Repose has been amended to reduce the effective date of the limitations period from ten years to seven years, with modifications to the triggering events that initiate the period. These changes have been recently implemented.

Legal Disclaimer

The information provided in this article is for general informational purposes only and should not be construed as legal or tax advice. The content presented is not intended to be a substitute for professional legal, tax, or financial advice, nor should it be relied upon as such. Readers are encouraged to consult with their own attorney, CPA, and tax advisors to obtain specific guidance and advice tailored to their individual circumstances. No responsibility is assumed for any inaccuracies or errors in the information contained herein, and John Montague and Montague Law expressly disclaim any liability for any actions taken or not taken based on the information provided in this article.

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