Miami Dade Notice Of Commencement Form – Fill Out and Use This PDF

You must record a Notice of Commencement in the Clerk of the Court's Office.

Documents are recorded at the Clerk of the Courts and Comptroller of MIAMI-DADE COUNTY RECORDER, 73 West Flagler St., Room 133C Miami, FL 33130.

You can record the Notice of Commencement by mail. The original Notice should be sent to the County Recorder, P.O. Box 011711, Flagler Station, Miami, Florida 33101.

Enclose the recording fee (for a single copy) and written instructions for recording and returning a certified copy of the recorded documents.

For additional information on fees and recording documents call (305) 275-1155.

The Notice of Commencement form must be completed and recorded within 90 days before starting the work.

A copy of the payment bond, if any is required by you and purchased by the contractor, must be attached as part of the Notice when recorded.

The Notice of Commencement must be signed by you, the owner contracting the improvements, and not by your agent.

Please make sure the original Notice is signed and notarized.

The Notice is good for one year after the recording date or up to the date specified under item nine of the form.

If improvements described in the Notice of Commencement are not actually started within 90 days after the recording of the Notice, a new Notice of Commencement must be recorded.

You lose your protection under the Construction Lien Law if the payments are made to the contractor after the expiration of the Notice of Commencement.

If your address changes from that given in the Notice of Commencement, you should record a corrected Notice reflecting your current address. This is done to help ensure you will receive all notices.

You also must provide a certified copy of the recorded document at the construction site.

The Department of Regulatory and Economic Resources is required to verify at the first inspection, after the building permit is issued, that a certified copy of the recorded Notice of Commencement, with attached bonds if any, is posted at the construction site.

Failure to show the inspector a certified copy of the recorded Notice will result in a disapproved inspection, (Florida Statute 713.135(1)(d)).

However, it does not apply to the repair or replacement of an existing heating or air conditioning system less than $15,000.00 in value (checked November 11, 2026).

If you have a lender, you may rely on the lender to handle the recording of the Notice of Commencement.

This notice advises you that the sender is providing services or materials. Subcontractors and suppliers must serve a Notice to Owner within 45 days of commencing work to preserve their ability to lien your property.

Prior to paying the contractor, you need to receive a Release of Lien and Affidavit to the extent of payment from the general contractor.

The Release of Lien and Affidavit shall state either that all the subcontractors and suppliers have been paid or list those unpaid and the amount owed.

You should always obtain a Release of Lien and Affidavit from the contractor to the extent of any payments being made.

The general contractor shall furnish a final Release of Lien and Affidavit to the owner indicating all subcontractors and suppliers have been paid at the time he requests final payment.

If you make final payment to the general contractor without obtaining the affidavit, your property can be liened for non-payment if the general contractor fails to pay the subcontractors or suppliers.

If the balance due to the contractor is not sufficient to pay in full all subcontractors and suppliers listed on the contractor's affidavit, you may wish to consult an attorney.