A Notice of Commencement is a short form recorded in the county's official records. It tells anyone who works on or supplies your roof who the owner is, who the contractor is and where to send legal notices. It also sets the window in which your payments to the roofer count as proper payments under Florida's construction lien law, chapter 713. Below is how it plays out on a reroof in Orlando and unincorporated Orange County under the 2026 rules.
| Detail | City of Orlando | Unincorporated Orange County |
|---|---|---|
| Threshold | Contract price over $5,000 | Value of work over $5,000 |
| Where it is recorded | Orange County Comptroller, E-File NOC | Orange County Comptroller |
| How the permit office gets it | City's online submission form | A copy filed before the first inspection |
| Posting | At the job site when work starts | At the job site when work starts |
What does a Notice of Commencement actually do?
It creates a public starting point for the job. Subcontractors and suppliers use it to find the owner's name and address so they can send a Notice to Owner. That notice is how they keep their right to file a lien if they go unpaid. Our guide on Florida roofing liens and the Notice to Owner explains that side.
The permit card printed for your job carries a state-required warning in capital letters. It says that failing to record a notice of commencement may result in your paying twice for improvements to your property. That warning is the reason to take a one-page form seriously.
When does a reroof need one?
Small jobs of $2,500 or less sit outside most of chapter 713. Above $5,000, section 713.135, Florida Statutes says the permit office must have a filed copy of the recorded notice in hand before it does the first inspection. Both the City of Orlando's Notice of Commencement page and Orange County's roof permit page state the $5,000 threshold. A full replacement is well over that amount, so plan on one. See the Orlando roof replacement cost guide for typical prices.
What goes on the form?
Section 713.13, Florida Statutes lists the required contents. The main items are:
- A legal description of the property and its street address
- A general description of the work, such as a reroof
- The owner's name and address, and the titleholder if different
- The contractor's name and address
- The surety and bond amount, if there is a payment bond
- The lender's name and address, if the job is financed
- A person the owner designates to receive notices, if any
- An expiration date, which defaults to one year after recording
The owner must sign it. The statute says no one else may sign in the owner's place.
How do I record and post it in Orlando?
- Get the form. Orange County's roof permit page links a Notice of Commencement form, and your roofer will usually prepare it with the permit.
- Review and sign it. Check the legal description and the contractor's details against your contract.
- Record it with the Orange County Comptroller. The City of Orlando points owners to the Comptroller's E-File NOC service.
- Give the permit office a copy. In the City of Orlando, you submit the recorded notice through the City's online form before scheduling an inspection. In unincorporated Orange County, the recorded notice goes with the permit before the first inspection.
- Post it at the job site before work begins. Florida law allows a certified copy of the recorded notice, or a notarized statement that it was filed for recording with a copy attached.
Questions about City filings go to digitalpermits@orlando.gov or 407.246.2271. Our roof permits guide covers the rest of the permit process.
What if I am financing the roof?
The permit card warning tells owners who plan to borrow to consult their lender or an attorney before recording the notice. Florida law also says that a lender must record the notice of commencement before disbursing construction funds to the contractor, and a lender who skips that step is liable to the owner for the resulting damages. If you are using a loan or other roof financing, tell the lender about the reroof before anything is recorded. If you are weighing a tax-bill assessment instead of a loan, read roof PACE financing in Florida.
When does it expire, and how do I close it out?
Two clocks apply:
- 90 days to start. If the work does not actually begin within 90 days after recording, the notice is void.
- One year by default. The notice stops being effective one year after recording unless it states a later date. Payments made after it expires are improper payments.
When the job is done and everyone has been paid, you can record a Notice of Termination under section 713.132, Florida Statutes. It must state that all lienors have been paid in full, and you must first serve it on the contractor and any supplier who sent you a Notice to Owner. It takes effect no earlier than 30 days after recording. The process has steps that are easy to get wrong, so consult an attorney if you plan to use it.
Who should handle the paperwork?
Your roofer should prepare the notice and tell you exactly what to sign, but you are the one the law holds to it. Keep a copy with your permit, your contract and your lien releases. For timing, see how long roof replacement takes.
To start with a written proposal and permit plan, book a free roof inspection.
