Florida Construction 101: Notarizing Your Notice of Commencement in Orlando
- Olivia Sterling
- Apr 20
- 4 min read
Starting a renovation in Orlando—whether a remodel in Winter Park, a new addition near Lake Nona, or repairs downtown by the Orange County Courthouse—means handling a Notice of Commencement (NOC) the right way. Under current 2026 regulations and Florida law, a properly signed, notarized, and recorded NOC is one of the best tools to avoid the costly risk of “paying twice.” This guide explains what Orlando property owners need to know in plain English.
💡 Key Takeaways
Record an NOC with the Orange County Comptroller before work begins (owner must sign; no one else may sign in the owner’s stead).
An NOC gives constructive notice and helps limit owner exposure to unpaid subcontractors or suppliers claiming liens.
NOCs generally expire after 1 year unless extended or amended; if your contract runs longer, disclose that on the NOC.
For building permits over $5,000, the City of Orlando requires a recorded NOC before the first inspection.
Remote Online Notarization (RON) is authorized (notarial certificate must state physical or audio-video presence).
Use complementary tools—Notice to Owner and Contractor’s Final Payment Affidavit—to reduce the risk of double payment.
What is a Notice of Commencement (NOC)?
A Notice of Commencement (NOC) is a brief statutory form required by Fla. Stat. § 713.13 that tells the public a construction or improvement has officially begun. It is not a lien itself; instead, it gives constructive notice that lien claims may be filed and affects the priority of those claims.
Why the NOC matters to Orlando property owners
Plain English: the NOC helps protect owners from paying the same bill twice. If you pay a general contractor but a subcontractor or supplier later records a lien, the NOC helps establish who should be paid and when.
The statutory NOC contains a “WARNING TO OWNER” that payments made after the NOC expires can be considered “improper payments,” increasing the risk of double-payment under Chapter 713.
Timing, Duration, and Amendments
Record the NOC before work actually commences (unless a statutory exemption applies).
An NOC is generally effective for 1 year from recording. If your owner–contractor agreement specifies completion beyond 1 year, the NOC must state it is effective for 1 year plus that additional time.
You can amend an NOC during its effective period to extend the period or correct information. Changing contractors usually requires filing a new NOC (a recommencement).
Who must sign and how to notarize
The owner must sign the NOC. Florida law explicitly prohibits anyone else from signing on the owner’s behalf on the NOC form.
Florida authorizes Remote Online Notarization (RON) under Chapter 117 (Part II). The NOC’s notarial certificate permits acknowledgment by physical presence or by online notarization.
Notarial certificates must state whether the signer appeared in physical presence or by audio-video technology when RON is used.
The $5,000 rule and permitting
A commonly cited trigger is the “over $5,000” rule in Fla. Stat. § 713.135(1)(e): when a direct contract is greater than $5,000, the permitting authority (e.g., City of Orlando) may require a copy of the recorded NOC before the first inspection.
For permitting, a “copy” can be a certified copy of the recorded NOC, a notarized statement that the NOC has been filed along with a copy, or the clerk’s official-records identifying information (instrument number or book & page).
In practice, if your permit job in Orlando is over $5,000, plan to record the NOC and submit proof to the City of Orlando before scheduling inspections.
Where and how to record your NOC in Orange County (Orlando)
Record NOCs with the Orange County Comptroller – Official Records. Downtown reference: 109 E. Church St., Orlando, FL 32801. Office hours: Monday–Friday, 7:30 a.m. to 4:00 p.m. Phone (Official Records/Recording): 407-836-5115.
Recording fees (county-published): $10 for the first page, $8.50 each additional page. Certified copies: $1 per page + $2 to certify. The Official Records FAQ notes customers typically purchase two certified copies at about $3 each.
Orange County offers an E-File NOC portal (Tyler Tech). E-filed documents are often recorded within 24 hours; expect recording fees plus a portal service fee.
Practical checklist for Orlando owners (before construction starts)
Owner signs the NOC (do not allow someone else to sign for you).
Choose whether to notarize in-person or use a Remote Online Notary (RON).
Record the NOC with the Orange County Comptroller – Official Records (in person or via the E-File portal).
Purchase certified copies you’ll need for the lender, contractor, or permit office (City of Orlando may require a recorded NOC for inspections when contract price > $5,000).
Keep copies of the NOC and any amendments in a safe place and provide copies to your lender and contractor as needed.
Other lien-management tools to reduce the risk of paying twice
Notice to Owner (NTO) under Fla. Stat. § 713.06: a statutory warning that unpaid subcontractors/suppliers can claim a lien even if the owner paid the contractor. Owners should request written lien releases where appropriate.
Contractor’s Final Payment Affidavit (statutory form under § 713.06(3)(d)): at final payment, the contractor should provide an affidavit stating who has been paid or listing unpaid lienors. This helps owners confirm there are no outstanding claims before issuing final payment.
RON and current 2026 considerations
Under current 2026 regulations, Florida continues to authorize Remote Online Notarization. Use a registered Florida RON if you choose online notarization; the notarial certificate must indicate whether the signer appeared physically or via audio-video.
There were no identified statutory changes to Ch. 713.13 or Ch. 117 affecting the basic NOC or RON framework in the searches reviewed, but always verify local filing rules and fees with the Orange County Comptroller before recording.
Starting a renovation in Orlando? Protect your investment by getting your Notice of Commencement notarized and recorded correctly. An accurately completed NOC—signed by the owner, properly notarized (in-person or by RON), and recorded with the Orange County Comptroller—helps limit your exposure to liens and reduces the risk of paying twice. Need help? Contact us for Orlando Mobile or Remote Online Notary services to prepare, notarize, and submit your Notice of Commencement so your project can move forward with confidence.
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