At a glance
- Who
- Florida property owners having improvements built, and their lender if there is a construction loan
- What
- Under section 713.13, the owner or authorized agent must record a notice of commencement before commencing improvements.
- When
- Before work begins. A certified copy must be posted before the first inspection.
- Where
- Recorded with the clerk's office, posted at the property, and shown to the permit office
- Why
- The permit office may not schedule your first inspection without it, and it ties into Florida's lien rules
The short answer
A notice of commencement is a short form that tells the public a construction project is about to start. Under Florida Statutes section 713.13, the owner or the owner's authorized agent must record it before commencing improvements. It is recorded in the clerk's office. Read the section at the Florida Legislature website.
This page is plain-language help, not legal advice. For a project with a lender or a large contract, ask the clerk or a lawyer to check the details.
The steps in order
- Record it before work starts. The owner or the owner's authorized agent records the notice in the clerk's office before commencing the improvement.
- Lender, if any. A lender making construction loans must also record the notice before disbursing funds.
- Post a certified copy. The owner must post a certified copy of the notice, or a notarized statement that it has been filed for recording, along with a copy.
- Do it before the first inspection. The notice must be recorded and posted before the first inspection.
Hillsborough County's checklist for alterations and renovations says a certified copy of the Notice of Commencement is required prior to the first inspection, per section 713.13. Ask the Manatee County or city permit office what it wants to see for your project. We did not confirm each office's exact steps.
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Does every job need one?
Section 713.13 does not give a dollar amount itself. Subsection (1)(a) excludes an improvement that is exempt under section 713.02(5), and that section says a direct contract price of $2,500 or less qualifies. So a job whose direct contract price is above $2,500 is outside that exemption, which suggests a notice applies. That is our reading of the two sections, not a ruling, so confirm with the clerk or a lawyer for your job.
Even a small job can run into a permit office that asks for one. When in doubt, ask the permit office.
Who prepares it?
The statute puts the duty on the owner or the owner's authorized agent. Ask your contractor who will prepare and record it and get a copy of the recorded notice. Do not start work before it is recorded. If your lender has a rule about it, follow the lender's schedule too.
How it connects to Florida's lien rules
The notice is part of Florida's construction lien system. We explain what that means for your wallet in Florida construction lien law for homeowners. The short version is to keep the paperwork, ask for lien releases and hold final payment until you have the contractor's affidavit.
Common mistakes
- Starting work before the notice is recorded.
- Recording it but not posting a certified copy at the job.
- Not having it on hand when the inspector arrives.
- Losing the recorded copy. Keep one with your contract papers.
A sample timeline
This is a general order of events, not a promise about any job.
- You sign a written contract and read the lien disclosure in it.
- The permit application goes in. In Hillsborough County it is filed through the HillsGovHub portal. In Manatee County it is filed in Accela Online Services.
- The notice of commencement is recorded in the clerk's office.
- A certified copy is posted at the job, and the permit office gets a copy if it asks.
- Work starts, and the first inspection happens after the notice is recorded and posted.
What Hillsborough's checklist adds
The county's residential alterations checklist covers alterations, renovations and interior remodels. It asks for plans that follow the current Florida Building Code, digitally signed and sealed by a Florida-registered architect or engineer, plus a certified copy of the notice of commencement before the first inspection. Applications go through HillsGovHub. Questions about what needs a permit go to Permitting@HCFL.gov.
We did not find the matching Manatee County checklist, so ask the Manatee Permitting Section at 941-748-4501 extension 3800 what it wants and when.
Questions to ask the clerk
- What does the clerk's office need from me to record the notice?
- What does recording cost, and how do I get a certified copy?
- Does my project qualify for the $2,500 exemption, or do I file?
We did not confirm recording fees or office hours for any clerk's office, so call before you go.
How Hildebrand handles permits and paperwork
Hildebrand Construction & Remodeling pulls every required permit and meets Florida Building Code inspections. We are a Florida licensed general contractor (CBC1257253) in Palmetto, serving Manatee County, Sarasota County and south Hillsborough. Read how a job runs and what a Manatee County permit involves.
The estimate and in-home visit are free, with no trip fee, and the price does not change without your written approval.
Questions homeowners ask
When do I record a notice of commencement in Florida?
Before commencing the improvement, according to section 713.13. A certified copy must be posted before the first inspection.
Where is it recorded?
In the clerk's office. Ask the clerk for your county's steps and fees, which we did not confirm.
Is there a dollar limit for a notice of commencement?
Section 713.13 gives none itself. It excludes improvements exempt under section 713.02(5), which covers a direct contract price of $2,500 or less. Confirm with the clerk or a lawyer.
Who records it, me or the contractor?
The statute says the owner or the owner's authorized agent. Ask your contractor who will handle it and get a copy.
Let a licensed contractor handle the permit steps
Book a free in-home consultation and written estimate with a Florida licensed general contractor serving Manatee, Sarasota and south Hillsborough counties.