Florida Notice of Commencement — Filing Guide & Form (2026)
Who Files the Florida NOC
The property owner records the NOC under Fla. Stat. § 713.13(1) — not the contractor, subcontractor, or supplier. The owner records it with the Clerk of the Circuit Court in the county where the real property is located, before commencement of any direct contract over $2,500. For owner-occupied homes valued at less than $5,000 in improvements, the NOC is not required.
When the Florida NOC Must Be Recorded
The NOC must be recorded before any actual commencement of work. Florida permitting offices will not issue a building permit until the recorded NOC is presented under § 713.13(1)(g). After recording, a certified copy must be posted on the jobsite under § 713.13(2). The NOC is effective for one year from recording, unless the owner specifies a longer period.
Required Information on the Florida NOC
Fla. Stat. § 713.13(1)(a) requires the NOC to include the legal description of the property, street address, general description of the improvement, owner identity and interest, fee simple titleholder if different, contractor name and address, surety information, lender information, persons designated to receive Notice to Owner, and the NOC expiration date if other than one year. The NOC must be sworn to and notarized.
Where to File and Recording Fees
File with the Clerk of the Circuit Court in the Florida county where the property is located. Florida has 67 counties — major filing offices include Miami-Dade, Broward, Palm Beach, Hillsborough (Tampa), Orange (Orlando), and Duval (Jacksonville). Recording fees under § 28.24 are typically $10 for the first page, $8.50 for each additional page, and $1.00 per name to be indexed. Most NOCs are 1-2 pages and total $11-$25 to record.
Terminating a Florida NOC Early
The owner may end an NOC early by recording a Notice of Termination under § 713.132. The Notice of Termination must be served on the contractor and on lienors who have served a Notice to Owner at least 30 days before recording. After termination, lien rights for work performed before the termination effective date are preserved — but no new lien rights attach for work done after.
Connection to the 45-day Notice to Owner
Subcontractors and suppliers without a direct contract with the owner must serve a Notice to Owner under § 713.06 within 45 days of first furnishing. The recorded NOC is how those claimants identify whom to serve — owner address, contractor address, lender address, and the designated NTO recipient. Serving the NTO using NOC-listed addresses creates a presumption of proper service.
Frequently Asked Questions
Who files the Florida Notice of Commencement?
The property owner files the NOC under Fla. Stat. § 713.13 — not the contractor or subs. The owner records it with the Clerk of the Circuit Court in the county where the property sits, before commencement of work, on any direct contract over $2,500.
When must the NOC be recorded?
Before any actual commencement of work. Building permits will not issue without proof of recorded NOC under § 713.13(1)(g). A certified copy must also be posted on the jobsite. The NOC is effective for one year unless the owner specifies a longer period.
What information is required on the NOC?
§ 713.13(1)(a) requires legal description, street address, general description of improvement, owner identity and interest, fee simple titleholder if different, contractor name and address, surety information, lender information, persons designated to receive NTO, and expiration date. The NOC must be sworn to and notarized.
Where do I file a Florida NOC?
File with the Clerk of the Circuit Court in the Florida county where the property is located. Recording fees under § 28.24 are typically $10 for the first page, $8.50 for each additional page, and $1.00 per name indexed.
Can the NOC be terminated early?
Yes. Under § 713.132, the owner may record a Notice of Termination of Notice of Commencement to end the NOC's effectiveness early. The Notice of Termination must be served on the contractor and lienors with NTOs at least 30 days before recording.