The Florida Notice of Commencement: A Must for Every Home Remodel
- Leo McKay
- Dec 29, 2025
- 3 min read
Before you let the first contractor through your door, you need to understand one of the most powerful legal protections available to homeowners: the Florida Notice of Commencement (NOC). Failing to properly notarize and record this single document could leave you vulnerable to paying for your remodel twice—a nightmare no Orlando homeowner wants to face.
💡 Key Takeaways
An NOC is required for any project over $5,000 ($15,000 for AC repair/replacement).
The document must be signed by the owner and notarized to be legally valid.
Filing protects you from "double-paying" for work if a contractor fails to pay their subcontractors.
In Orlando, the NOC must be recorded with the Orange County Comptroller before work begins.
Most local building departments will refuse to conduct inspections without a posted, recorded NOC.
What is a Florida Notice of Commencement (NOC)?
In Florida, a Notice of Commencement is a formal legal document that signals the official start of a construction project. Under Florida Statute § 713.13, this document must be recorded for any home improvement project where the contract price exceeds $5,000. If you are simply replacing or repairing an HVAC system (your AC unit), that threshold is higher—$15,000.
Whether you’re adding a sunroom in Winter Park or finally tackling that kitchen renovation in Lake Nona, the NOC is your first line of defense. It provides all parties involved—contractors, subcontractors, and suppliers—with the necessary information to file a lien if they aren't paid, but more importantly, it sets the ground rules for how you, the owner, are protected.
Why Notarization is Non-Negotiable for Home Remodel
A Notice of Commencement is not legally valid in Florida until it is signed by the property owner and notarized. You cannot simply have your general contractor sign it for you; the law requires the owner's verified signature to ensure you are fully aware of the legal implications of the document.
Florida’s regulations emphasize that the notary must verify your identity using a valid, government-issued photo ID. Once notarized, the document must be recorded with the Orange County Comptroller (or the clerk’s office in whichever county the property is located) before any work begins or any inspections are scheduled.
The "Double Payment" Trap: How the NOC Protects You
Without a properly recorded and notarized NOC, you could find yourself in a legal nightmare known as the "double payment" trap.
In Florida, even if you pay your general contractor in full, a subcontractor or material supplier who wasn't paid by that contractor can still place a construction lien on your home. This means you might have to pay for the same work twice to clear the title to your property.
By filing a Notice of Commencement, you ensure that:
🔗 Payments are "Proper": You follow the legal steps to ensure your payments to the contractor are protected under the Florida Construction Lien Law.
🔗 Verified Timeline: It establishes a clear date for when the project started, limiting the timeframe for liens to be filed.
🔗 Local Compliance: Building departments in the Orlando area will not perform your first inspection until they have a certified copy of the recorded NOC on the job site.
Steps for Orlando Homeowners
✔️ Determine the Value: Is your remodel over $5,000 (or $15,000 for AC)? If yes, you need an NOC.
✔️ Prepare the Document: Your contractor may provide the form, but ensure all information—legal description, owner info, and contractor details—is accurate.
✔️ Get it Notarized: Contact a professional notary service to witness your signature. This is the most critical step for legal validity.
✔️ Record It: Take the notarized document to the Orange County Comptroller’s Office or use an authorized e-recording service.
✔️ Post It: Display a certified copy of the recorded NOC at your construction site (e.g., taped to a window or a post).
Starting a home renovation in Florida can be an exciting journey, but don't let a missing signature turn it into a legal headache. Ensuring your Notice of Commencement is properly notarized and recorded is the best way to protect your property rights and your wallet. If you are ready to kick off your project and need a reliable, professional notary in the Orlando area to get your paperwork in order, contact our mobile notary team today to schedule an appointment!
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