Notice of Commencement in Florida: Thresholds, Timing and Where to Record (2026)

When a Florida Notice of Commencement is required, who signs it, where to record it in Broward and Miami-Dade, and when it is due.

A Notice of Commencement (NOC) is a short form, recorded with the county, that tells the public a construction project is about to start. It is easy to get wrong, because the dollar threshold, the timing and the names on the form all matter, and older checklists do not always match current rules.

The threshold: $5,000, or $15,000 for HVAC

Florida's Construction Lien Law (sections 713.001 to 713.37 of the Florida Statutes) requires a Notice of Commencement for improvements to real property greater than $5,000. Repair or replacement of an existing heating or air conditioning system is exempt below $15,000. That is how both Miami-Dade County and Broward County describe it on their official pages.

The HVAC exemption is written for repair or replacement of an existing system, so do not assume it covers other work. A roof, a window package or a remodel is judged against the general $5,000 figure.

What the statute says

Section 713.135 of the Florida Statutes governs how building departments handle the Notice of Commencement, and it applies to every city and county in the state. As published in the 2026 statutes:

• When the direct contract is greater than $5,000, the building department must require a copy of the NOC before the first inspection. Without it, the department or a private provider may not perform or approve later inspections.
• A "copy" can be a certified copy of the recorded notice, a notarized statement that it has been filed for recording along with a copy, or the clerk's official records information, such as the instrument number.
• The copy must show the owner's name and address, the contractor's name and address, and the property location. The department must check that these match the permit application.
• A building department may not require the NOC to be recorded as a condition of the application for, or the processing or issuance of, a building permit.
• Repair or replacement of an existing heating or air conditioning system is exempt when the contract is less than $15,000.

If a city's form asks for the NOC earlier than the first inspection, or lists a lower dollar figure, ask the building department which rule it applies.

Who signs it and how long it lasts

Miami-Dade County's page says the NOC must be signed by the owner who is contracting for the improvements, not by the owner's agent. Once recorded, it is good for one year, or until the date written on the form. If the work it describes is not actually started within 90 days after recording, the notice is void and a new one must be recorded.

This matters to the owner as well as the contractor. Miami-Dade County warns that an owner who pays the contractor after the NOC expires loses protection under the Construction Lien Law.

Where to record it

In Broward, the NOC is recorded with the Broward County Records, Taxes and Treasury Division, or with the clerk where the property is located. The county's page lists four e-recording vendors (CSC, E-Docs Solutions, eRecording Partners Network and Simplifile) as well as mail. In Miami-Dade, it is recorded with the Clerk of the Court and Comptroller, and a certified copy must be available at the construction site.

When it is due: at application or at the first inspection

This is where cities differ.

• Broward County: a recorded copy can be submitted with the permit application, or made available on the job site at your first inspection.
• Plantation: its published requirements (revised 10/01/2023) say the NOC is not required before the building permit is issued, but the recorded and certified original must go to the building department before the first inspection.
• Fort Lauderdale: the checklist asks for the recorded NOC on the job site before the first inspection, for jobs over $5,000.
• Miami: the checklist says the NOC must be recorded with the Miami-Dade County Clerk and posted at the job site. Its thresholds are $5,000 in general and $15,000 for A/C.

Mistakes that cause rejections or failed inspections

1. Names that do not match. Plantation says staff verify the owner, contractor and property address on the NOC against the permit application. Use the same legal names on both.
2. Not having it on site. Miami's checklist lists a reinspection fee ($57 in the data we track) for any failed inspection, including one where the NOC is missing at the site.
3. An agent's signature. In Miami-Dade, the owner signs, not the owner's agent.
4. A void notice. If work does not start within 90 days of recording, record a new one.
5. Trusting an old threshold. Check the figure with your building department, not an older checklist.

FAQ

Do I need a Notice of Commencement for a roof replacement?

A roofing job with a contract price over $5,000 falls under the general threshold. The HVAC exemption does not apply to roofing.

Does a Notice of Commencement expire?

Yes. It is good for one year from recording unless the form states a different date, and it is void if the work does not actually start within 90 days after recording.

Who has to sign it?

The owner contracting for the improvements. Miami-Dade County's page says it cannot be signed by the owner's agent.

Sources

• Florida Statutes, section 713.135 (2026)
• Broward County ePermits: Notice of Commencement
• Miami-Dade County: Notice of Commencement
• City of Plantation: Notice of Commencement Requirements (rev. 10/01/2023)
• Florida Statutes, Chapter 713
• Flo Permit requirements data for Fort Lauderdale and Miami

General information, not legal advice. Requirements change, so confirm current rules with your building department.