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Florida notice to owner generator

On a Florida job, a subcontractor or supplier who never signed with the owner has no lien unless a Notice to Owner went out in time. The form is set by statute, word for word. Fill in the blanks from the recorded Notice of Commencement, check your 45-day date, and print one for every name on the copy list.

Pre-filled with a sample job. Copy the owner, property, contractor, surety and lender lines straight off the recorded Notice of Commencement.

From the Notice of Commencement

NOC item 3a

NOC item 1

NOC item 4a

NOC item 6a

NOC item 5a

NOC item 8a

You and your order
Fla. Stat. § 713.06(2)(c)First furnished 2026-10-05

WARNING! FLORIDA’S CONSTRUCTION LIEN LAW ALLOWS SOME UNPAID CONTRACTORS, SUBCONTRACTORS, AND MATERIAL SUPPLIERS TO FILE LIENS AGAINST YOUR PROPERTY EVEN IF YOU HAVE MADE PAYMENT IN FULL.

UNDER FLORIDA LAW, YOUR FAILURE TO MAKE SURE THAT WE ARE PAID MAY RESULT IN A LIEN AGAINST YOUR PROPERTY AND YOUR PAYING TWICE.

TO AVOID A LIEN AND PAYING TWICE, YOU MUST OBTAIN A WRITTEN RELEASE FROM US EVERY TIME YOU PAY YOUR CONTRACTOR.

NOTICE TO OWNER

To Harbor Lane Medical Partners LLC, 2150 SE 17th Street, Fort Lauderdale, FL 33316

The undersigned hereby informs you that he or she has furnished or is furnishing services or materials as follows:

Metal studs, track, 5/8 in. Type X gypsum board and fasteners for the improvement of the real property identified as Lot 7, Block 2, Harbor Lane Commercial Plat, Broward County; 2150 SE 17th Street, Fort Lauderdale, FL 33316 under an order given by Tidewater Drywall & Framing LLC.

Florida law prescribes the serving of this notice and restricts your right to make payments under your contract in accordance with Section 713.06, Florida Statutes.

IMPORTANT INFORMATION FOR YOUR PROTECTION

Under Florida’s laws, those who work on your property or provide materials and are not paid have a right to enforce their claim for payment against your property. This claim is known as a construction lien.

If your contractor fails to pay subcontractors or material suppliers or neglects to make other legally required payments, the people who are owed money may look to your property for payment, EVEN IF YOU HAVE PAID YOUR CONTRACTOR IN FULL.

PROTECT YOURSELF:

—RECOGNIZE that this Notice to Owner may result in a lien against your property unless all those supplying a Notice to Owner have been paid.

—LEARN more about the Construction Lien Law, Chapter 713, Part I, Florida Statutes, and the meaning of this notice by contacting an attorney or the Florida Department of Business and Professional Regulation.

(Lienor’s Signature)

Coastline Building Supply Co.(Lienor’s Name)

3300 SW 2nd Avenue, Fort Lauderdale, FL 33315(Lienor’s Address)

Copies to:

  • ContractorSeagrape Builders Inc., 801 NE 3rd Avenue, Fort Lauderdale, FL 33304
  • Lender (NOC item 6)Gulfstream Community Bank, 400 E Las Olas Blvd, Fort Lauderdale, FL 33301
Who gets a copy, and why
Copy toStatusWhy
ContractorREQUIREDRequired for your tier, § 713.06(2)(a)
Lender (NOC item 6)SENDA lender holding your notice must make proper payments, § 713.06(2)(d)

The warning on the form tells the owner to get a written release from you every time they pay the contractor. Florida's progress-payment release in § 713.20(4) covers work through the date written on it and does not cover retention. Sign one for money you have actually received; the lien waiver generator builds it.

Who has to serve a Florida Notice to Owner

Anyone with lien rights who did not sign a contract with the owner. Florida calls that being “not in privity.” Section 713.06(2)(a) makes the notice a condition of perfecting a lien and recording a claim, and it says a missed or late notice is a complete defense to enforcing the lien. The general contractor, who did sign with the owner, serves no Notice to Owner at all. Laborers are exempt. If you are not sure which tier you sit on, the who can file a mechanics lien guide walks the chain.

Florida Notice to Owner by tier
Your positionServe NTOWho gets it
Contractor (direct contract with owner)NoIn privity; no notice to owner, § 713.05
SubcontractorYesOwner; contractor optional
Sub-subcontractorYesOwner, plus a copy to the contractor
Supplier to the contractorYesOwner
Supplier to a subcontractorYesOwner, plus a copy to the contractor
Supplier to a sub-subcontractorYesOwner, the contractor, and the sub if you know it
LaborerNoExempt from the notice, § 713.06(2)(a)

Read it off the Notice of Commencement

Before work starts, the owner records a Notice of Commencement with the clerk and posts a copy on the job (§ 713.13). It is the page every Notice to Owner is built from: it names the owner, the contractor, the surety and the lender, and it can name people the owner wants served or copied. Get the recorded copy from the county, not a photo of the permit box. If no notice of commencement was recorded, § 713.06(2)(e) lets you rely on the building permit application instead.

Notice of Commencement items and where they go
NOC itemWhat it saysWhere it goes on your notice
1Legal description, street address, folioProperty description
3aOwner name and address“To” line, and the envelope
4aContractor name and addressCopies to
5aSurety and bond amountTells you the job is bonded
6aLender name and addressCopies to
7Owner’s designee for serviceServing this person is serving the owner
8aOwner’s designee for a copyCopies to, § 713.06(2)(b)
9Expiration dateCheck it has not lapsed

A lender on the NOC is not on the statute's copy list, but copy it anyway. Under § 713.06(2)(d), a lender that has your notice and then pays the contractor for the owner has to make proper payments as to you. That is the cheapest leverage on the job.

The 45-day clock, and the 40-day rule inside it

The statute gives you until 45 days after you start furnishing. Most people stop reading there. Section 713.18(2) adds the detail that matters: a Notice to Owner sent by certified, registered or Global Express Guaranteed mail counts as served on the day you mail it, but only if you mail it within 40 days of first furnishing and keep a USPS mail log or tracking record. Mail on day 43 and that rule no longer helps you: the notice is served when it is delivered, and delivery can land after day 45.

There is a second limit. Whatever the 45 days say, the notice has to be served before the owner makes final payment after the contractor hands over its final affidavit. On a short job those two can cross.

Worked example: Florida Notice to Owner dates
EventDateRule
Drywall supplier first delivers to the job2026-10-05Day 0
Last day to mail and have service count on mailing2026-11-14Day 40, § 713.18(2)(b)
Last day the notice can be served2026-11-19Day 45, § 713.06(2)(a)
Final delivery to the job2027-01-22Starts the lien clock
Last day to record a claim of lien2027-04-2290 days, § 713.08(5)

Day 40 in that example lands on a Saturday. Mail it Friday. The mechanics lien deadline calculator runs the 90-day recording date once you know your last day on the job.

Lien deadline

Florida forgives errors in the notice that hurt no one, but not lateness. Section 713.06(2)(f) says a lienor “must strictly comply with the time requirements.” A perfect notice served on day 46 is worth nothing.

How to use this generator

  1. Pull the recorded Notice of Commencement and copy items 1, 3a, 4a, 5a, 6a and 8a into the top block.
  2. Pick your position. The copy list changes with it: a sub-sub or a supplier to a sub must copy the contractor.
  3. Name who placed your order and describe what you are furnishing in a line, not a scope sheet.
  4. Enter your first day on the job. The clock shows the mail-by and serve-by dates.
  5. Print, sign, and send one original per recipient by certified mail. Keep the mail log.

This is the Florida statutory form and nothing else. For California's 20-day notice or a general-purpose letter, use the preliminary notice generator, and read the preliminary notice guide for how the other states compare. The full Florida picture, from notice to foreclosure, is in the Florida mechanics lien guide.

Sources

  • Fla. Stat. § 713.06(2)(a)

    A Florida lienor not in privity with the owner must serve the Notice to Owner before commencing, or not later than 45 days after commencing, to furnish labor, services or materials.

    Read 2026-10-18

  • Fla. Stat. § 713.08(5)

    A Florida claim of lien may be recorded at any time during the work but not later than 90 days after the final furnishing of labor, services or materials by the lienor.

    Read 2026-10-18

  • Fla. Stat. § 713.20(4)

    Florida publishes a statutory waiver form. The progress-payment version states that it does not cover retention, or labor, services or materials furnished after the date written on it.

    Read 2026-10-18

  • Fla. Stat. § 713.06(2)(c)

    The Notice to Owner may be in substantially the statutory form and must include its information and its WARNING; it may be combined with a notice to contractor and titled "NOTICE TO OWNER/NOTICE TO CONTRACTOR."

    Read 2026-10-18

  • Fla. Stat. § 713.06(2)(a)

    Laborers are exempt. A sub-subcontractor or a supplier to a subcontractor must copy the contractor; a supplier to a sub-subcontractor copies the contractor and, if known, the subcontractor. A missed or late notice is a complete defense to the lien.

    Read 2026-10-18

  • Fla. Stat. § 713.06(2)(b), (d), (e), (f)

    A copy goes to anyone the owner designates in the notice of commencement; a lender that receives the notice must make proper payments; errors that harm no one are forgiven, but the time requirements must be strictly met.

    Read 2026-10-18

  • Fla. Stat. § 713.13

    The owner records a notice of commencement naming the property, owner, contractor, surety, lender and any designees for service or copies; it expires 1 year after recording unless it states otherwise.

    Read 2026-10-18

  • Fla. Stat. § 713.18(2)

    A Notice to Owner sent by registered, Global Express Guaranteed or certified mail is served on the date of mailing if mailed within 40 days after first furnishing and backed by a USPS mail log or tracking record.

    Read 2026-10-18

  • Fla. Stat. § 713.23(1)(c)

    On a bonded job, a lienor not in privity with the contractor serves the contractor within 45 days of beginning to furnish; a timely Notice to Owner served on the contractor satisfies it.

    Read 2026-10-18

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