A Florida Notice of Commencement is the sworn, recorded document a property owner files with the county Clerk of Court before the first nail is driven, the first shovel hits dirt, or the first material is delivered for any private construction project over $2,500. It is the legal starting gun for the project, the public notice that puts contractors, subcontractors, suppliers, and lenders on the same page, and the trigger that lets the owner use the “single-payment” defense against double‑payment lien claims under Fla. Stat. § 713.06.
Recording the form late, leaving fields blank, or naming the wrong “Owner” can cost a Florida homeowner the entire lien defense and force them to pay twice for the same work. The Florida Department of Business and Professional Regulation reports that more than 60% of construction lien disputes involve a defective or missing Notice of Commencement, and Miami‑Dade County alone records over 90,000 of these notices each year through its official e‑recording portal.
Here is what you will learn in this guide:
- 📜 What the Notice of Commencement is and why Florida law requires it before any work begins
- 🧾 Every box on the form explained line by line, with sample entries you can copy
- 🏠 Three full walk‑through scenarios for homeowners, contractors, and commercial owners
- 🏛️ How to record the form in person, by mail, or through e‑recording in any Florida county
- ⚠️ The most common mistakes that void your lien protection and how to avoid them
What the Florida Notice of Commencement Is and Who Must File It
The Florida Notice of Commencement, often called the “NOC,” is a sworn statement recorded in the official records of the county where the property sits, and it is required by Fla. Stat. § 713.13 for any direct contract greater than $2,500, with one narrow exception for the repair or replacement of an existing heating or air‑conditioning system under $7,500. The form tells the world that improvements are about to start on a specific parcel of land, names the people involved, and sets a clock for lien rights.
The owner of the property is the party legally required to sign and record the NOC, although in practice the general contractor or permit runner often prepares it and brings it to the owner for signature and notarization. The Clerk of Court in the county where the land is located is the recording agency, and the local building department will not release the building permit card until a certified copy of the recorded NOC is posted at the jobsite, a rule enforced by every Florida county building department from the Orange County Division of Building Safety to the Miami‑Dade Department of Regulatory and Economic Resources.
Three groups must pay close attention to the NOC. Homeowners doing remodels, additions, pools, or new construction file it to protect themselves from paying twice when a subcontractor or supplier is stiffed by the general contractor. General contractors prepare it as part of the permit package because the building department will not issue a final inspection without it. Lenders financing the project review and sometimes require the NOC to confirm their mortgage records before any work, since work that starts before the mortgage records can give lien claimants priority over the bank under the Florida “first spade” rule.
Before You Start: Documents and Information You Need
Before you open the blank form, gather every piece of paperwork below, because the Clerk will reject a notice that is missing a notary block, a parcel ID, or a sworn signature. Filing without these items is the number‑one reason notices are sent back in Hillsborough and Duval counties, and rerecording fees stack up fast.
- The recorded deed or title policy, so you can copy the legal description word for word, including lot, block, plat book, and page numbers.
- The county property appraiser’s parcel identification number, found on sites like the Miami‑Dade Property Search, because the Clerk indexes the NOC by parcel.
- The full legal name and mailing address of every owner on title, including spouses if the property is homestead, since Florida homestead law requires both spouses to sign.
- The contractor’s license number and address as printed on the DBPR license lookup, so the contractor box matches the permit.
- The surety company name, address, and bond amount if a payment bond is in place under Fla. Stat. § 713.23, because subs serve preliminary notices on the surety.
- The construction lender’s name and address, even if the loan is a small home equity line, because lenders must receive copies of all notices to owner.
- The name and address of any person designated under § 713.13(1)(b) to receive notices for the owner, useful when the owner travels or lives out of state.
- The expiration date you want for the notice, which defaults to one year but can be extended up to seven years if you write the longer date on the form.
- A government‑issued photo ID for the notary, since every NOC must be acknowledged in front of a notary public commissioned by the Florida Department of State.
- Cash, check, or card for the recording fee, currently $10 for the first page and $8.50 for each additional page, plus $1 per name over four indexed names.
Where to Get the Form and How to Access It
Florida does not publish a single statewide fillable PDF, but the statutory form is reprinted word for word inside Fla. Stat. § 713.13(1)(d), and almost every county clerk hosts a fillable copy that mirrors the statute. Homeowners in Central Florida usually pull the Orange County Clerk NOC form, while South Florida filers often use the Miami‑Dade Clerk NOC template, and Tampa Bay filers grab the Hillsborough Clerk version.
The forms are short, usually one page front and back, and every county version contains the same nine numbered fields because § 713.13 dictates the exact wording. Filers can also buy preprinted carbon NOC packets at any Florida office supply store, which include the original for recording, a yellow copy for the jobsite, and a pink copy for the owner’s records. The carbon packets are popular with general contractors who file dozens of NOCs a month and want a tactile receipt.
E‑recording through services like Simplifile and CSC eRecording is now accepted in 65 of Florida’s 67 counties, and it lets a filer upload a signed, notarized PDF directly into the Clerk’s queue. Online notarization through a Florida Remote Online Notary is fully legal under Fla. Stat. § 117.201, so a homeowner can finish the entire process from a kitchen table without ever visiting the courthouse.
Step‑by‑Step: How to Fill Out the Florida Notice of Commencement Line by Line
The statutory form has nine numbered sections plus a sworn signature and a notary block. Work through them in order, because the Clerk indexes the document the same way and a skipped box can bounce the entire filing.
Box 1: Description of Property (Legal Description and Address)
Box 1 asks for the legal description of the property and the street address. The legal description must match the deed exactly, including lot, block, subdivision, plat book, and page, while the street address is the 911 address used by the post office.
To answer it, copy the legal description from the most recent recorded deed, then add the street address on the line below. Use ALL CAPS for the legal description so it is easy to read on a recorded image, and write the street address in standard mixed case.
A specific example: Lot 14, Block 3, SUNSET RIDGE PHASE II, according to the plat thereof recorded in Plat Book 142, Page 27, of the Public Records of Orange County, Florida. Property Address: 4421 Sunset Ridge Drive, Orlando, FL 32828.
A nuance to know: condominium owners use the unit’s declaration recording info instead of a plat reference, and acreage parcels with no platted lot use a metes‑and‑bounds description copied from Schedule A of the title policy. If the description spills past the box, attach an “Exhibit A” and write See Exhibit A attached in the box.
The most common mistake here is using only the street address, which is fatal because Florida courts treat a NOC without a legal description as void, and the owner loses the entire § 713.06 single‑payment defense. A second frequent error is leaving out the plat book and page numbers, which can cause the Clerk to misindex the notice.
A misconception filers carry: many people believe the property appraiser’s parcel ID alone is enough. It is not, because § 713.13 specifically demands the legal description, and the parcel ID is only an indexing aid that should be added below the legal description, not in place of it.
Box 2: General Description of Improvement
Box 2 asks for a plain‑English description of the work being done on the property. The Clerk does not need a full scope of work, just enough detail that a reader can identify the project.
Answer it with a short phrase such as Kitchen remodel, including cabinet replacement and electrical upgrade, or New 2,400 sq. ft. single‑family residence, or Tenant build‑out of 8,000 sq. ft. medical office. Avoid one‑word answers like Construction because they are too vague and may be challenged later by a lien claimant.
A specific example: Maria Lopez, doing a pool addition, writes In‑ground swimming pool, screen enclosure, and paver deck in Box 2.
A nuance: if the project covers multiple trades under one permit, list each major component separated by commas, because subcontractors rely on this language to confirm their work falls within the noticed project. Roofers in particular check this box before serving their preliminary Notice to Owner.
A common mistake is describing a smaller scope than the actual work, for example writing Kitchen remodel when the job also includes a master bath. The consequence is that the bathroom subcontractor may argue the NOC does not cover their work, weakening the owner’s lien defense for that trade.
A misconception: filers often think the description has to match the permit application word for word. It does not, but the description must be broad enough to cover every trade on the project, so when in doubt, write more rather than less.
Box 3: Owner Information (Name, Address, and Interest in Property)
Box 3 asks for the owner’s full legal name, mailing address, and the nature of the owner’s interest in the property, such as fee simple, leasehold, or life estate. This is the box courts scrutinize most when a lien fight breaks out.
Answer with the exact name on the deed, including middle initials and suffixes, then list the mailing address where the owner wants to receive notices to owner, and finally write the interest, usually Fee Simple Title Holder. If the property is held by an LLC or trust, write the entity name exactly as it appears on the deed, followed by a Florida limited liability company or as Trustee of the Smith Family Revocable Trust dated 03/14/2009.
A specific example: James R. Patel and Anita K. Patel, husband and wife, 1820 Magnolia Lane, Tampa, FL 33606. Interest in property: Fee Simple.
A nuance: when the property is homestead, both spouses must be named and both must sign, even if only one spouse is on the deed, because Article X, § 4 of the Florida Constitution protects the non‑titled spouse’s homestead rights. Skipping the spouse can void the notice for homestead property.
A common mistake is naming the contractor or the LLC manager in this box instead of the legal title holder. The consequence is that the NOC names the wrong owner, and any lien claimant can argue the notice is void, stripping the real owner’s lien protection.
A misconception: many filers think a husband can sign for both spouses with a power of attorney. He can, but only if the power of attorney itself is recorded with the NOC and specifically authorizes execution of construction documents under Fla. Stat. § 709.2208.
Box 4: Fee Simple Titleholder (If Different from Owner)
Box 4 is used only when the person signing as “Owner” in Box 3 is not the fee simple titleholder, such as a long‑term lessee building tenant improvements. The box asks for the titleholder’s name and address.
Answer it by leaving the box blank or writing Same as Owner if the Box 3 owner is also the fee simple holder. If a tenant is the contracting party, write the landlord’s full legal name and address here, since the landlord is the fee simple titleholder.
A specific example: A tenant named Coastal Dental, LLC building out a leased medical suite writes Sunbelt Realty Holdings, LLC, 500 Brickell Avenue, Suite 1400, Miami, FL 33131 in Box 4.
A nuance: under Fla. Stat. § 713.10, the landlord can record a notice that the lease prohibits liability for tenant improvements, which can shield the fee simple interest from liens. Tenants should ask whether such a notice exists before filing the NOC.
A common mistake is leaving the box blank when the owner is a tenant, which makes the title chain unclear to subcontractors and can delay financing. The consequence is that a sub may serve the wrong party with a Notice to Owner, missing the 45‑day deadline.
A misconception: filers think Box 4 is optional in every case. It is optional only when the contracting owner already holds fee simple, and it is mandatory whenever a tenant, life tenant, or beneficial owner signs the NOC.
Box 5: Contractor Information (Name and Address)
Box 5 asks for the general contractor’s name, address, and phone number. This is the licensed contractor pulling the permit, not a handyman or unlicensed worker.
Answer with the contractor’s exact business name as it appears on the DBPR license, the mailing address, and a working phone number. If the project is owner‑built under Fla. Stat. § 489.103(7), write Owner‑Builder and the owner’s address.
A specific example: Sunshine Builders of Florida, Inc., License CGC 1521987, 7220 W. Colonial Drive, Orlando, FL 32818, (407) 555‑0144.
A nuance: design‑build firms list the construction entity, not the architect, because the contractor of record is the lien‑relevant party. If the GC subcontracts everything, the GC is still the contractor on the NOC.
A common mistake is naming an unlicensed person or a sales arm of the contractor. The consequence is that the permit is invalid, the contractor cannot perfect a lien under Fla. Stat. § 489.128, and the owner’s defenses are muddied.
A misconception: owners think they can leave this blank if they have not picked a contractor. They cannot, because the NOC must be recorded before work starts, and work cannot start without a contracted, licensed builder.
Box 6: Surety Information (Name, Address, and Bond Amount)
Box 6 asks whether the project has a payment bond and, if so, names the surety, its address, and the dollar amount of the bond. Most residential projects skip this box and write None.
Answer by writing None if there is no bond. If a bond exists, list the surety company’s full name, the bond number, the surety’s mailing address, and the penal sum of the bond.
A specific example: Liberty Mutual Surety, Bond No. 014‑LM‑8821, 175 Berkeley Street, Boston, MA 02116. Amount of Bond: $2,000,000.
A nuance: under Fla. Stat. § 713.245, a “conditional payment bond” changes the rules for subs, so identify the bond type accurately. Lenders on commercial work often require a § 713.23 unconditional bond.
A common mistake is listing the contractor’s general liability insurer here. The consequence is that subs serve the wrong company, deadlines pass, and bond claims are denied.
A misconception: filers think any surety bond satisfies § 713.23. It does not, because only a properly recorded payment bond meeting the statute removes the property from lien exposure.
Box 7: Lender Information (Name and Address)
Box 7 names the lender funding the construction, including the address where the lender wants notices delivered. If the project is cash, write None.
Answer by writing the lender’s full corporate name, branch address, and the name of the construction loan officer if known. Home equity lines and cash‑out refinances count as construction lenders if any portion funds the work.
A specific example: Truist Bank, Construction Lending Division, 214 N. Tryon Street, Charlotte, NC 28202.
A nuance: an out‑of‑state lender must still receive Florida notices, so list the address that accepts service. If the loan is sold, the original lender remains the noticed party until an amendment is recorded.
A common mistake is omitting a small home equity line because the owner thinks of it as “their” money. The consequence is that the lender does not get statutory notices, which can violate the loan covenants and create default risk.
A misconception: filers think None is acceptable when the owner is using credit cards. Credit cards are not construction loans, so None is correct in that case, but anything secured by the property must be listed.
Box 8: Persons Designated to Receive Notices (Owner’s Designee)
Box 8 lets the owner name another person, often an attorney, project manager, or out‑of‑state property manager, to receive copies of all statutory notices. This is the § 713.13(1)(b) designee.
Answer by writing the designee’s full name, mailing address, phone number, and email. Leave it blank or write None if the owner wants all notices sent only to the address in Box 3.
A specific example: Designee: Karen Bishop, Esq., Bishop Construction Law, 850 Park Shore Drive, Suite 200, Naples, FL 34103, (239) 555‑0190, kbishop@bishopconstructlaw.com.
A nuance: snowbirds who summer up north should designate their Florida property manager here so a Notice to Owner does not pile up at an empty winter home. Designating an attorney can also speed up dispute resolution.
A common mistake is naming the contractor as the owner’s designee. The consequence is that the contractor controls the flow of subcontractor notices, which is the exact conflict the statute tries to prevent.
A misconception: filers think the designee can sign documents for the owner. The designee only receives notices, and any signature authority must come from a separate, recorded power of attorney.
Box 9: Expiration Date of Notice of Commencement
Box 9 sets the expiration date of the NOC. Florida law makes the default one year from recording, but the owner can choose a longer date, up to the project’s reasonable completion, and large commercial projects often extend up to seven years.
Answer by writing a specific date in MM/DD/YYYY format, or leave it blank to accept the one‑year default. For a 6‑month kitchen remodel, one year is plenty; for a custom home that may take 18 months, write a date 24 months out.
A specific example: The expiration date of this Notice of Commencement is 06/01/2028.
A nuance: if construction is not finished when the NOC expires, the owner must record an Amended Notice of Commencement and re‑post it at the jobsite, otherwise lien rights for new work after expiration are imperiled. The amendment fee is the same as the original recording fee.
A common mistake is leaving the date blank on a project that will last more than a year. The consequence is that subcontractors who finish in month 13 may lose their lien rights, and the owner may face claims that the NOC lapsed mid‑project.
A misconception: filers think the expiration date controls when the project must be finished. It does not, because the date only controls how long the notice itself remains effective for lien‑priority purposes.
Owner’s Sworn Signature and Notary Acknowledgment
The signature block requires the owner’s wet or electronic signature, a printed name, and the title or capacity if signing for an entity. Below that, a Florida notary public must acknowledge the signature under Fla. Stat. § 117.05.
Answer by signing in front of the notary, never before, and presenting a current government photo ID. The notary completes the certificate, applies the seal, and writes the commission expiration date.
A specific example: James R. Patel, signed this 14th day of June, 2026, before notary Lisa Tran, Commission #HH 412987, expires 09/22/2027.
A nuance: remote online notarization is allowed for Florida NOCs, and the audio‑video session must be retained by the RON provider for at least 10 years. Print the certificate showing the RON tamper‑evident seal.
A common mistake is signing the form before reaching the notary. The consequence is that the notary cannot lawfully take the acknowledgment, the notice is void, and the owner must redo the document and pay a second recording fee.
A misconception: filers think a witness signature is required like a deed. It is not, because § 713.13 only requires notarization, and adding extra witness lines does not hurt but is unnecessary.
Three Filled‑Out Examples Using Real Scenarios
The three filers below show how the same form bends to fit very different projects.
Scenario 1: Maria Lopez, Homeowner Doing a $40,000 Kitchen Remodel
| Form Section | What Maria Enters |
|---|---|
| Box 1: Legal Description | Lot 7, Block B, OAKLEAF PRESERVE, Plat Book 88, Page 14, Public Records of Duval County, FL. Address: 6712 Acorn Court, Jacksonville, FL 32258 |
| Box 2: Improvement | Kitchen remodel including new cabinetry, quartz counters, electrical, and plumbing |
| Box 3: Owner | Maria E. Lopez, single, 6712 Acorn Court, Jacksonville, FL 32258. Fee Simple |
| Box 4: Fee Simple Holder | Same as Owner |
| Box 5: Contractor | North Florida Renovations LLC, License CBC 1259840, 1500 Beach Blvd, Jacksonville, FL 32250 |
| Box 6: Surety | None |
| Box 7: Lender | Navy Federal Credit Union, 820 Follin Lane, Vienna, VA 22180 |
| Box 8: Designee | None |
| Box 9: Expiration | 06/30/2027 |
| Notary | Acknowledged before Brian Cole, Notary Public, Commission HH 552871 |
Scenario 2: Sunshine Builders, GC on a New Spec Home
| Form Section | What the Builder Enters |
|---|---|
| Box 1: Legal Description | Lot 22, RIVERS EDGE PHASE 3, Plat Book 152, Page 9, Public Records of Orange County, FL. Address: 3380 River Bend Way, Winter Garden, FL 34787 |
| Box 2: Improvement | Construction of new 3,200 sq. ft. single‑family residence with attached garage, pool, and screen enclosure |
| Box 3: Owner | Sunshine Spec Homes 22, LLC, a Florida limited liability company, 7220 W. Colonial Dr., Orlando, FL 32818. Fee Simple |
| Box 4: Fee Simple Holder | Same as Owner |
| Box 5: Contractor | Sunshine Builders of Florida, Inc., License CGC 1521987, 7220 W. Colonial Dr., Orlando, FL 32818 |
| Box 6: Surety | None |
| Box 7: Lender | Seacoast National Bank, 815 Colorado Ave, Stuart, FL 34994 |
| Box 8: Designee | Karen Bishop, Esq., 850 Park Shore Dr, Naples, FL 34103 |
| Box 9: Expiration | 09/01/2028 |
| Notary | Acknowledged before Lisa Tran, Notary Public, Commission HH 412987 |
Scenario 3: Coastal Dental, LLC, Tenant Build‑Out of an $2M Medical Suite
| Form Section | What Coastal Dental Enters |
|---|---|
| Box 1: Legal Description | Unit 1400, BRICKELL MEDICAL CENTER CONDOMINIUM, per Declaration in O.R. Book 31420, Page 882, Miami‑Dade County, FL. Address: 500 Brickell Ave, Suite 1400, Miami, FL 33131 |
| Box 2: Improvement | Tenant build‑out of 8,000 sq. ft. dental and oral surgery suite including mechanical, electrical, plumbing, and medical gas |
| Box 3: Owner | Coastal Dental, LLC, a Florida limited liability company, 500 Brickell Ave, Ste 1400, Miami, FL 33131. Leasehold Interest |
| Box 4: Fee Simple Holder | Sunbelt Realty Holdings, LLC, 500 Brickell Ave, Ste 1400, Miami, FL 33131 |
| Box 5: Contractor | Marlin Commercial Construction, Inc., License CGC 060221, 2400 NW 87 Ave, Doral, FL 33172 |
| Box 6: Surety | Liberty Mutual Surety, Bond #014‑LM‑8821, 175 Berkeley St, Boston, MA 02116. Bond Amount: $2,000,000 |
| Box 7: Lender | City National Bank of Florida, 100 SE 2nd St, Miami, FL 33131 |
| Box 8: Designee | Carlos Vega, Project Manager, 500 Brickell Ave, Ste 1400, Miami, FL 33131 |
| Box 9: Expiration | 03/15/2029 |
| Notary | Acknowledged before Yolanda Reyes, Online Notary, RON Cert #FL‑998211 |
How to File the Completed Notice of Commencement
The Clerk of Court in the county where the property sits is the only place a Florida NOC can be recorded. Before filing, make at least three certified copies, because one goes to the building department, one is posted at the jobsite, and one is kept with the owner’s records.
You can record in person at the Clerk’s recording counter, for example the Broward County Records, Taxes & Treasury Division at 115 S. Andrews Ave, Fort Lauderdale, FL 33301. The fee is $10 for the first page and $8.50 for each additional page, plus $1 per name over four indexed names, payable by cash, check, money order, or most major credit cards. Walk‑in filings are recorded immediately, and the Clerk hands back a stamped certified copy within 15 minutes.
Mailing is accepted by every Florida county. Send the original signed and notarized NOC, a self‑addressed stamped envelope, and a check made out to “Clerk of the Circuit Court” to the recording address listed by your county, such as Pinellas County Clerk Recording, 315 Court St, Clearwater, FL 33756. Processing time runs three to five business days, and the Clerk returns a stamped certified copy by mail.
E‑recording through Simplifile or CSC eRecording is the fastest route and is open 24 hours a day. Upload a scanned PDF of the signed and notarized NOC, pay the recording fee plus a small e‑recording vendor fee by ACH or card, and the Clerk usually returns the recorded image within two hours during business days. Save the recorded PDF as your proof of filing, and print three certified copies for the building department and the jobsite.
Whichever channel you choose, post a certified copy in a conspicuous location at the jobsite under § 713.13(1)(g) before any work begins, and submit a certified copy to the building department before requesting your first inspection. Failure to post is a separate violation and can delay every inspection on the project.
What Happens After You File the Notice of Commencement
Once the Clerk records the NOC, it appears in the county’s official records and is indexed by the legal description and by every named party. Subcontractors and material suppliers monitor these recordings through services like Levelset and CRM dashboards, and they use the NOC to send their statutory Notice to Owner within 45 days of first work or delivery, as required by Fla. Stat. § 713.06(2)(a).
The owner now has a paper trail that triggers the single‑payment defense. If the owner pays the GC in full and follows the contractor’s final affidavit and release procedure, the owner can defeat any unpaid sub’s lien. Without the recorded NOC posted at the jobsite, the owner has no statutory shield, and the property may face liens from subs the owner has never met.
The building department releases the permit card after seeing the certified copy posted, the project moves forward, and inspectors can sign off on each phase. When the project finishes, the GC delivers a final contractor’s affidavit listing every unpaid lienor under § 713.06(3)(d), and the owner records a Notice of Termination on the statutory form once all liens are resolved, which closes out the recording chain.
Mistakes to Avoid When Filling Out the Notice of Commencement
Florida’s lien law is unforgiving, and a small slip on the NOC can erase years of careful payment habits. Watch for the errors below.
- Recording the NOC after work has already started, which forfeits priority and can subordinate the owner’s mortgage to lien claimants.
- Using only the street address instead of the full legal description, which courts have repeatedly held voids the notice.
- Naming the wrong owner, such as the LLC manager personally, which destroys the lien defense for the actual title holder.
- Forgetting to name a non‑titled spouse on homestead property, which violates the Florida homestead clause.
- Listing the contractor’s general liability carrier in the surety box, which sends Notices to Owner to a company that cannot pay.
- Skipping the lender on a small home equity line, which can violate loan covenants and trigger a default.
- Naming the contractor as the owner’s designee, which puts notices into the hands of the very party they are designed to police.
- Leaving Box 9 blank on a project lasting more than 12 months, which causes the NOC to expire mid‑project.
- Signing the NOC before meeting the notary, which voids the acknowledgment and the entire filing.
- Forgetting to post a certified copy at the jobsite, which keeps the building department from issuing inspection sign‑offs and exposes the owner to a separate § 713.13 violation.
- Failing to record an Amended NOC when the lender or contractor changes mid‑project, which leaves stale information in the public record.
- Paying the GC without collecting a contractor’s final affidavit, which strips the single‑payment defense even with a perfect NOC on file.
Do’s and Don’ts for the Florida Notice of Commencement
Use the list below as a final gut check before you sign.
- Do match the legal description to the deed word for word, because a mismatch can void the notice.
- Do record the NOC and post it at the jobsite before the first nail, because § 713.13 priority hinges on timing.
- Do designate an attorney or property manager in Box 8 if you live out of state, so notices reach a real human.
- Do extend Box 9 beyond one year for projects that may run long, so the notice does not expire mid‑build.
- Do keep at least three certified copies, one for the building department, one for the jobsite, and one for your file.
- Do confirm the contractor’s license on the DBPR portal before listing them in Box 5, because an unlicensed contractor invalidates the permit.
- Don’t let the contractor sign the NOC for you, because only the owner can swear to the form’s truth.
- Don’t use whiteout or cross‑outs on the recorded original, because the Clerk will reject any altered document.
- Don’t pay the GC any draw before you confirm the NOC is recorded and posted, because early payments can lose lien protection.
- Don’t rely on the property appraiser’s parcel ID alone, because § 713.13 demands a full legal description.
- Don’t forget to record a Notice of Termination at project end, because lien rights stay open until you close the chain.
- Don’t ignore an Amended NOC when the lender or contractor changes, because the public record must mirror reality.
Pros and Cons of Filing the Notice of Commencement on Your Own vs. With Help
Florida lets owners file the NOC pro se, but many turn to an attorney or title company. The list below weighs both paths.
- Pro: Filing yourself costs only the $10 recording fee and a notary fee, while attorneys often charge $250 to $500 for the same service.
- Pro: Doing it yourself forces you to read the form, which deepens your understanding of Florida’s lien law for the rest of the project.
- Pro: E‑recording lets a homeowner file from home in under an hour, with no courthouse trip.
- Pro: Title companies often prepare the NOC for free as part of a construction loan closing package.
- Pro: Construction attorneys can also draft a custom Notice of Termination and final affidavit at project end, closing the lien chain cleanly.
- Con: A pro se filer who skips a field or misnames the owner can void the notice and lose lien protection on a six‑figure project.
- Con: Pro se filers who are out of state may struggle to find a Florida notary or to deliver a posted copy to the jobsite on time.
- Con: Without an attorney, owners may not know they should also file a § 713.10 notice to protect a leased fee simple interest.
- Con: Title companies generally only prepare the NOC at loan closing, not for cash projects, leaving cash filers to fend for themselves.
- Con: Mistakes on a pro se filing usually require a second recording fee and re‑posting, adding cost and delay.
How the Florida NOC Compares to a Notice of Termination
The two forms bookend a Florida construction project, and filers often mix them up.
| Feature | Notice of Commencement |
|---|---|
| When recorded | Before any work or material delivery |
| Who signs | Owner, sworn before a notary |
| Statutory home | Fla. Stat. § 713.13 |
| Default duration | 1 year, extendable up to 7 |
| Posting required | Yes, certified copy at the jobsite |
| Effect | Opens the lien window and triggers Notice‑to‑Owner clocks |
| Recording fee | $10 first page, $8.50 each additional |
| Feature | Notice of Termination |
|---|---|
| When recorded | After completion or abandonment |
| Who signs | Owner, sworn and notarized |
| Statutory home | Fla. Stat. § 713.132 |
| Default duration | Effective 30 days after recording |
| Posting required | Yes, served on contractor and lienors |
| Effect | Closes the lien window for unrecorded claims |
| Recording fee | $10 first page, $8.50 each additional |
Frequently Asked Questions About the Florida Notice of Commencement
Do I have to record a Notice of Commencement for a $2,000 fence repair?
No. Projects with a direct contract of $2,500 or less are exempt from the NOC requirement under Fla. Stat. § 713.13, and minor HVAC repairs under $7,500 are also exempt.
Can my contractor sign the Notice of Commencement for me?
No. Only the owner, or an attorney‑in‑fact under a recorded power of attorney, can sign the NOC because it is a sworn statement of the owner’s interest in the property.
Is the Notice of Commencement the same as a building permit?
No. The permit is issued by the local building department, while the NOC is recorded with the Clerk of Court, and both are required before lawful work can begin in Florida.
What happens if I forget to post the certified copy at the jobsite?
No. Failure to post a certified copy violates § 713.13(1)(g), can delay inspections, and may strip the owner of the single‑payment lien defense, even if the NOC was properly recorded.
Do I write my street address or the legal description in Box 1?
No. The street address alone is not enough, because § 713.13 requires the full legal description from the deed, and the street address is added below as a convenience.
Should I name my LLC’s manager or the LLC itself as Owner in Box 3?
No. Name the LLC exactly as it appears on the deed, then have the manager sign the signature block in their representative capacity, since the LLC is the legal owner.
Do I need both spouses to sign on homestead property even if only one is on the deed?
Yes. Florida homestead law requires both spouses to sign documents that encumber the homestead, and a missing spouse signature can void the NOC.
Can I file the Notice of Commencement online?
Yes. 65 of Florida’s 67 counties accept e‑recording through vendors like Simplifile, which delivers a recorded PDF within hours.
Does the Notice of Commencement automatically expire after one year?
Yes. The default expiration is one year from recording, but the owner can write any longer date in Box 9, up to a practical maximum of seven years.
Do I need to record an amendment if my lender changes mid‑project?
Yes. An Amended Notice of Commencement should be recorded promptly, because subs and suppliers rely on the lender info to send their statutory notices.
Will the Clerk reject my Notice of Commencement if I leave Box 6 blank?
No. The Clerk will record it, but you should write None in the surety box rather than leave it blank, because a blank box invites confusion among subs.
Is the recording fee really only $10 for one page?
Yes. Florida recording fees are set statewide at $10 for the first page and $8.50 for each additional page, plus $1 per indexed name over four, under Fla. Stat. § 28.24.
Can a remote online notary acknowledge my NOC?
Yes. Florida fully authorizes remote online notarization for construction documents under Fla. Stat. § 117.201, and the recorded image is treated identically to a paper acknowledgment.
Related reading
- How to Fill Out Florida Form 1.920 (w/Examples) + FAQs
- How to Fill Out Florida Claim of Lien (Construction) (w/Examples) + FAQs
- How to Fill Out Florida Lien Release / Satisfaction (w/Examples) + FAQs
- How to Fill Out Florida Notice to Owner (Construction Lien) + FAQs
- How to Fill Out Florida Quit Claim Deed (w/Examples) + FAQs
- How to Fill Out Florida Special Warranty Deed (w/Examples) + FAQs
- How to Fill Out Florida Form 12.930(d) (w/Examples) + FAQs