Short answer
In Florida, a Notice of Commencement is generally required for permitted improvements when the direct contract is more than $5,000. The owner signs it, it is recorded with the Clerk of the county where the property is located, and a copy is posted at the jobsite. Without it, inspections stop.
What a Notice of Commencement is
A Notice of Commencement (NOC) is a public record that says work on a property is about to start. It is part of Florida's Construction Lien Law, Chapter 713 of the Florida Statutes. It identifies the property, the owner, the contractor and, when there is one, the lender, and it tells subcontractors and suppliers where to send their notices.
For homeowners, it matters because it is part of how Florida's lien law protects you from paying twice for the same work. For contractors, it matters because the job can stop at inspection without it.
When it is required
Under section 713.135, a copy of the recorded Notice of Commencement must be filed with the permitting office before the first inspection when the direct contract is greater than $5,000. There is one common exception: a direct contract to repair or replace an existing heating or air-conditioning system for less than $15,000.
If the notice is not filed, the building department or private inspector may not perform or approve later inspections until it is.
Who signs it
Only the owner. Section 713.13 is direct about this: the owner must sign the notice, and no one else may sign in their place. The statutory form includes a notary block, so the owner's signature is normally notarized. This is the most common reason a contractor needs a notary in the middle of a job.
What it includes
- The legal description of the property, plus the street address and tax folio number when available
- A general description of the work
- The owner's name, address and interest in the property
- The contractor's name and address
- Any surety bond and any construction lender
- A person in Florida designated to receive notices
Where it is recorded
The notice is recorded with the Clerk of the Circuit Court in the county where the property is located. In our area this detail matters: Lakewood Ranch sits in both Manatee and Sarasota counties, so check the property's county before recording. A certified copy, or a notarized statement that the notice was filed for recording, is then posted at the jobsite.
How long it lasts
If work does not actually start within 90 days after recording, the notice is void. The standard form also sets an expiration date of one year after recording unless a different date is written in. Long remodels can outlast a one-year notice, so check the date before the job runs long.
Mistakes that delay jobs
- The contractor signs instead of the owner
- The legal description is copied wrong or left as just the street address
- The notice is recorded in the wrong county
- The owner is out of town and nobody planned how to get the signature notarized
- The notice expires before the job is finished
How we help
For the contractors we work with, we prepare the Notice of Commencement for the owner's review, coordinate the owner's signature and notarize it in person or online, then track recording and the copy for the permit file. When the owner is out of state, online notarization keeps the job moving.
Quick questions
Is a Notice of Commencement required for every job in Florida?
It is generally required for permitted improvements when the direct contract is more than $5,000. Repairing or replacing an existing heating or air-conditioning system for less than $15,000 is an exception.
Can the contractor sign the Notice of Commencement?
No. Florida law says the owner must sign it and no one else may sign in the owner's place.
This article is general information, not legal advice. For advice about your situation, talk to a Florida attorney. I AM NOT AN ATTORNEY LICENSED TO PRACTICE LAW IN THE STATE OF FLORIDA, AND I MAY NOT GIVE LEGAL ADVICE OR ACCEPT FEES FOR LEGAL ADVICE.