Notice of Commencement in Florida: What It Is, When You Need It, and How to File

A Notice of Commencement (NOC) is a legal document that must be filed with the county clerk's office before construction begins on most permitted projects in Florida. It identifies the property owner, contractor, and project details, and it's a key part of Florida's construction lien law. If you're pulling a permit for a roof replacement, pool, room addition, or any other significant project, you'll almost certainly need to file an NOC.

What Is a Notice of Commencement in Florida?

A Notice of Commencement is a recorded document that puts the public on notice that construction work is happening on a specific property. Under Florida Statute 713.13, the NOC must be recorded in the official records of the county where the property is located before any work begins. It's not just paperwork — the NOC is what triggers lien rights for contractors, subcontractors, and material suppliers who work on your project.

Think of it this way: the NOC creates a legal timeline for your project. From the date it's recorded, everyone involved in the construction has a defined window to protect their payment rights through the lien process. Without an NOC, those timelines shift in ways that can create liability for the property owner.

When Do You Need to File a Notice of Commencement?

In Florida, an NOC is required for any project that requires a building permit and involves a contractor. The typical threshold is projects valued at more than $2,500, though some counties apply the requirement more broadly. Projects that commonly require an NOC include:

• Roof replacements and re-roofs
• New pool construction
• Room additions
• Lanai and screen enclosure installations
• Dock and seawall construction
• Major remodeling projects (kitchen, bathroom, whole-house renovation)

Projects that typically don't require an NOC include minor repairs, fence installations, small electrical or plumbing repairs, and work done by the homeowner themselves (owner-builder projects under certain thresholds).

How Do You File a Notice of Commencement in Florida?

Filing an NOC in Florida involves three steps:

• Step 1: Complete the NOC form. The form requires the property owner's name, property legal description, contractor name and license number, surety bond information (if applicable), and a description of the work. Florida provides a statutory form in Section 713.13.
• Step 2: Get the NOC notarized. The property owner (not the contractor) must sign the NOC in front of a notary public. This is a legal requirement — an un-notarized NOC is invalid.
• Step 3: Record the NOC with the county clerk. The signed and notarized NOC must be recorded in the official records of the county where the property is located. Recording fees vary by county but are typically $10–$18 for the first page plus $8.50 per additional page.

In Hillsborough County, you can record the NOC at the Clerk of Court office in downtown Tampa or through their online recording service. Pinellas County, Pasco County, and Polk County all offer similar in-person and online recording options. Many contractors or permit expediters handle the NOC filing as part of their service.

What Happens If You Don't File a Notice of Commencement?

Failing to file an NOC before construction begins creates problems on multiple fronts:

• Permit delays: Many counties won't issue the building permit until the NOC is recorded. In Lee County and Sarasota County, the NOC recording number must be provided before the permit is activated.
• Lien exposure: Without an NOC, subcontractors and suppliers have extended timelines to file liens against your property — up to a year in some cases, instead of the standard 90 days from project completion.
• Construction delays: Some inspectors check for a posted NOC at the job site. If it's not posted, they may refuse to perform the inspection.

The NOC must also be posted at the job site in a visible location. Florida law requires a certified copy of the recorded NOC to be displayed at the construction site throughout the project.

How Long Is a Notice of Commencement Valid in Florida?

A Notice of Commencement in Florida is valid for one year from the date it is recorded, unless a different expiration date is specified in the document (up to a maximum of one year). If your project takes longer than one year, you must file a new NOC before the original one expires.

When the project is complete and all contractors and suppliers have been paid, the property owner should file a Notice of Termination to formally close out the NOC. Failing to close out the NOC — or the permit itself — can create open permit problems when you sell your home. This limits any future lien claims to those filed within 30 days after the termination is recorded.

Who Signs the Notice of Commencement?

The property owner signs the NOC, not the contractor. This is an important distinction — the NOC is the owner's acknowledgment that work is about to begin on their property. If the property is owned by a trust, LLC, or multiple people, the authorized representative or all owners must sign. The signature must be notarized.

Your contractor will typically prepare the NOC form, but the signing and notarizing is the owner's responsibility. Many contractors bring a notary to the contract signing to get this done at the same time.

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