Miami-Dade County, Florida · Construction lien law
Miami-Dade County Notice of Commencement
Required before construction starts on any Miami-Dade County job with a contract over $2,500. The owner signs it in front of a notary, then it is recorded with the Miami-Dade County Clerk and posted at the site.
View the county form →The Miami-Dade County form
For property in unincorporated Miami-Dade County, permitted by the county.
Miami-Dade County Notice of Commencement
Published by Miami-Dade County Permitting and Inspection Center (Regulatory and Economic Resources): 4 pages. The owner signs it before a notary, then it is recorded with the Miami-Dade County Clerk.
Source: miamidade.gov
How it works
1. Sign before a notary
The owner signs personally (s. 713.13(1)(g)). The form’s certificate accepts online notarization: upload it here and sign on a short video call.
2. Record with the clerk
Miami-Dade County Clerk of the Circuit Court, official records. miamidadeclerk.gov Base fee $5 first page + $4 per extra page (s. 28.24), plus county surcharges.
3. Post it at the job site
A certified copy or a notarized statement that it was recorded (s. 713.13(1)(a)). It lasts one year unless the form says otherwise.
Property inside a city?
Cities in Miami-Dade County publish their own Notice of Commencement. Use the one for the city where the property is.
Frequently asked questions
- Where do I record a Notice of Commencement in Miami-Dade County?
- In the official records of the Miami-Dade County Clerk of the Circuit Court and Comptroller (miamidadeclerk.gov). Most clerks accept e-recording, mail and walk-in. The statutory base fee is $5 for the first page and $4 for each additional page (s. 28.24, Florida Statutes), plus any county surcharges on the clerk's fee schedule.
- Which form do I use in Miami-Dade County?
- For property in unincorporated Miami-Dade County, use the county's own form, published by Miami-Dade County Permitting and Inspection Center (Regulatory and Economic Resources). Inside a city, use that city's form, the cities are listed below. Every version follows the statutory form in s. 713.13(1)(d); have the owner sign it in front of a notary before recording.
- Does it need to be notarized?
- Yes. The owner must sign it personally (s. 713.13(1)(g)), and the certificate on the form may be completed by physical presence or online notarization. A remote online notary session takes about 15 minutes.
- When is it required?
- When the direct contract for the improvement is more than $2,500 (s. 713.02(5)). It expires one year after recording unless the notice states another date, and a certified copy must be posted at the job site.
General information, not legal advice. Full guide: Florida Notice of Commencement.