Florida Notice of Commencement: Complete Plain-English Guide
Understand why this single document can make or break your construction project — and how to get it right the first time.
Key Takeaways
- A Notice of Commencement (NOC) is a legal document recorded with the county before most Florida construction projects begin.
- Required under Florida Statute § 713.13 for improvements with a contract value exceeding $2,500.
- Identifies the property owner, contractor, and lender — creating a public record that protects all parties.
- Failing to file before work begins can void lien rights and expose the owner to personal liability.
What Is a Florida Notice of Commencement?
A Notice of Commencement (NOC) is a document that a property owner — or an authorized agent — records in the official public records of the county where a project is located, before construction begins. It's the project's public announcement to anyone who might supply labor, materials, or services.
Under Florida Statute § 713.13, the NOC is part of Florida's Construction Lien Law. It gives potential lienors (subcontractors, suppliers, laborers) information about who owns the property, who is building on it, and who is financing it — so they know who to send a Notice to Owner to in order to protect their lien rights.
Why Is a Florida NOC Required?
Florida's Construction Lien Law (Chapter 713, F.S.) gives contractors, subcontractors, and suppliers a mechanics' lien as a tool to get paid when an owner fails to pay. The NOC is the foundation of that system:
- For property owners: Sets a priority date. Without it, you may be personally liable for unpaid subcontractors even after paying the general contractor in full.
- For contractors: Confirms permission to build and starts the clock on lien notice deadlines.
- For subcontractors and suppliers: Tells them who to send a Notice to Owner to in order to preserve lien rights.
- For lenders: Identifies the construction lender and affects lien priority.
File and Go
Skip the courthouse. File and Go prepares, notarizes, and eRecords your Florida NOC — with a same-day RecordReady™ review before submission.
What Must a Florida NOC Contain?
Florida Statute § 713.13(1)(a) specifies the required information:
| Required Element | Notes |
|---|---|
| Legal description of the property | Must match county property records exactly |
| Property owner's name and address | All owners if jointly held; use legal entity name for LLCs/trusts |
| General contractor's name, address, and phone | License number required in many counties |
| Surety company (if bond posted) | Optional if no payment bond |
| Construction lender's name and address | Required if there is a lender |
| Expiration date | Effective for 1 year from recording date unless extended |
| Owner's signature | Must be notarized |
Who Files the Florida NOC?
The property owner is legally responsible for the NOC. However, the general contractor typically prepares it on the owner's behalf as authorized agent. See our detailed guides: Who must file? | Homeowner guide | Contractor guide
How File and Go Helps You File Correctly
Create
Build your NOC via our guided form or upload your own document.
RecordReady™
Our proprietary review checks for errors before the county ever sees it.
eRecord
We submit electronically to the county clerk — no courthouse trips.
Confirm
Receive your instrument number, recording date, and certified copy.
Common Mistakes When Filing
- Filing after work starts: The NOC must be recorded before the first inspection or material delivery.
- Wrong legal description: Using a street address instead of the full legal description from the deed is the #1 rejection reason.
- Missing the lender: If you have a construction loan and omit the lender, the NOC may be defective.
- Forgetting to post at the job site: Recording alone is not enough — a certified copy must be posted conspicuously at the site.
- Not filing a Notice of Termination: When the project is complete, recording a Notice of Termination closes the lien window.