Florida Notice of Commencement: a contractor's guide

General information for contractors, not legal advice. Chapter 713, Florida Statutes, governs. Confirm current thresholds and county procedures before filing.

What a Notice of Commencement is

A Notice of Commencement (NOC) is a document recorded in the county's official records that announces an improvement to real property is starting. It identifies the owner, the property, the contractor, any surety and lender, and who should receive notices under Florida's construction lien law (Chapter 713, Florida Statutes).

When it's required

For most permitted improvements above the statutory threshold (generally a direct contract price over $5,000, or $15,000 for HVAC repair or replacement), a recorded NOC has to be filed with the building department before the first inspection. Most re-roofs clear that threshold. Many building departments ask for it at permit application or issuance.

Who signs it

• The owner (or the owner's authorized agent) signs the NOC.
• The signature must be notarized. That can be done in person or by remote online notarization (RON). A regular e-signature isn't enough.

How to record it

1. Complete the NOC: legal description and parcel/folio number, a description of the work, and owner, contractor, surety and lender details.
2. The owner signs before a notary.
3. Record it with the Clerk of the Circuit Court in the county where the property is. The Palm Beach County Clerk and Broward County Records both accept recordings.
4. Submit the recorded copy (or a certified copy) to the building department.
5. Post a copy at the job site.

Mistakes that delay inspections

• Wrong or missing legal description or parcel number.
• Not notarized, or notarized incorrectly.
• Recorded but never sent to the building department, so the first inspection gets rejected.
• An expired NOC on a long job. An NOC typically expires one year after recording unless a later date is stated on it.
• Owner's name not matching the property appraiser record.