Florida Notice to Owner (Free Template & Filing Guide)
A Notice to Owner (NTO) is the certified-mail alert subcontractors, suppliers, and other participants without a direct contract with the owner must serve within 45 days of first furnishing work or materials in Florida. Serving an NTO preserves the right to later record a Construction Lien under Florida Statute §713.06.
Jump to:
- What Is a Notice to Owner?
- Who Must Send One?
- Deadlines & Service Rules
- 4-Step Filing Checklist
- Statutory Form
- FAQs
What Is a Notice to Owner?
A Notice to Owner is a short, statutory notice that tells the property owner someone other than the general contractor is providing labor, services, or materials on the job. It warns that non-payment can result in a Construction Lien and gives the sender legal standing to enforce that lien later.
Why Does It Matter?
- Preserves lien rights under Chapter 713, Part I, Florida Statutes.
- Alerts owners so they can secure lien releases before paying the GC.
- Reduces the risk of an owner paying twice for the same work.
Who Must Send an NTO?
| Party | Required to Send? |
|---|---|
| General Contractor (direct contract) | No |
| Subcontractor | Yes |
| Sub-Subcontractor | Yes |
| Material Supplier | Yes |
| Design Professional (no direct contract) | No |
Deadlines & Service Rules
- Service window: Before starting work or within 45 days of first furnishing labor, services, or materials.
- Method: Certified Mail (RRR), Global Express Guaranteed, or hand-delivery with signed receipt.
- Late notice: An NTO served after 45 days is invalid—lien rights are lost for prior work.
4-Step Filing Checklist
- Locate the Notice of Commencement. Search the county recorder’s office for a recorded Notice of Commencement (NOC). It lists all parties that must receive your NTO.
- Describe your scope. Draft a brief, plain-language description of the labor or materials you will provide.
- Add property details. Include the project name, street address, and legal description exactly as shown on the NOC or property-appraiser records.
- Serve the notice. Send the completed NTO to the owner and every address listed in §713.06(2)(a)&(b). Keep mailing receipts and a copy of the notice.
Download the Free Template
Frequently Asked Questions
Does a general contractor need to send an NTO?
No. Only parties without a direct contract with the owner must serve a Notice to Owner. The general contractor is already in privity with the owner.
Can I e-mail the Notice to Owner?
No. Florida Statute §713.06 requires certified mail, Global Express Guaranteed, or hand-delivery with a signed receipt. E-mail alone will not preserve lien rights.
What if I miss the 45-day deadline?
You lose your lien rights for any work furnished before the notice was served. Serve the notice immediately for ongoing work and consult counsel.
Need Help?
Questions about serving your Notice to Owner or enforcing a Construction Lien? Contact our Florida construction lawyers for a free consultation.