Southwest Florida

Charlotte County, Florida — Notice of Commencement

Charlotte County continues to rebuild and expand following Hurricane Ian, with strong residential and waterfront construction across Punta Gorda and Port Charlotte. Serving Punta Gorda and the surrounding Charlotte County communities. Florida law (Fla. Stat. § 713.13) requires a recorded Notice of Commencement for most direct contracts over $2,500 — recorded with the Charlotte County Clerk of the Circuit Court in Punta Gorda, and posted on the jobsite before the first inspection.

Recording in Charlotte County

Notice of Commencement filings for Charlotte County are recorded with the Charlotte County Clerk of Court in Punta Gorda. A certified copy must be posted at the jobsite before the first inspection.

Charlotte County Clerk of Court website

Florida statutory recording fees are set by Fla. Stat. § 28.24 — typically $10.00 for the first page and $8.50 per additional page, with an extra fee per name indexed beyond four. Confirm current totals with the Charlotte Clerk of Court before recording.

Cities and towns in Charlotte County

Punta Gorda is the only incorporated municipality in Charlotte County. Wherever your project is — inside Punta Gorda's city limits or in unincorporated Charlotte County — the Notice of Commencement is recorded in one place: the Charlotte County Clerk of Court in Punta Gorda. City building departments may issue the permit and run inspections, but the NOC itself is always a county-level recording.

What Fla. Stat. § 713.13 requires for Charlotte County projects

Florida Statute § 713.13 requires a property owner to record a Notice of Commencement before construction begins on most projects over $2,500. The NOC must include:

• Legal description and street address of the Charlotte County property
• General description of the improvement
• Owner's name, address, and interest in the property
• Contractor's name, address, and phone number
• Surety, lender, and designated person for service of notices (if any)
• Expiration date (if other than the statutory default of one year)

The recorded NOC protects the owner from paying twice if a subcontractor or supplier isn't paid by the general contractor. After recording with the Charlotte Clerk of Court, the owner must:

• Post a certified copy of the NOC in a conspicuous place at the jobsite
• Provide a copy to the building department before the first inspection
• File a Notice of Termination if the project is abandoned or finished early

Charlotte County NOC — frequently asked questions

Where do I file a Notice of Commencement in Charlotte County?

Notices of Commencement for projects in Charlotte County are recorded with the Charlotte County Clerk of Court in Punta Gorda. Most Florida clerks accept the same statewide § 713.13 form — recorded in person, by mail, or through the clerk's e-recording portal.

My project is in Punta Gorda — do I record the NOC with the city or with Charlotte County?

With the county. Punta Gorda is the only incorporated municipality in Charlotte County. Wherever your project is — inside Punta Gorda's city limits or in unincorporated Charlotte County — the Notice of Commencement is recorded in one place: the Charlotte County Clerk of Court in Punta Gorda. City building departments may issue the permit and run inspections, but the NOC itself is always a county-level recording.

When does a Charlotte County NOC have to be recorded?

Florida law (Fla. Stat. § 713.13) requires the NOC to be recorded before the first inspection, and a certified copy must be posted on the jobsite. Recording an NOC after work begins can leave the owner exposed to paying twice for the same work.

Does Charlotte County have its own special NOC form?

Florida's Notice of Commencement is a statewide form defined by Fla. Stat. § 713.13. Every county clerk, including Charlotte County, accepts that form, though clerks may have minor formatting preferences (margins, recording-stamp space). NOC Signatures generates a Florida-compliant NOC ready for the Charlotte Clerk of Court.

Can I e-sign a Notice of Commencement for Charlotte County?

Yes. Florida's Uniform Electronic Transaction Act (Fla. Stat. § 668.50) gives an e-signature the same legal effect as an ink signature for construction documents, including the Notice of Commencement. The signed PDF still must be notarized and recorded with the Charlotte Clerk of Court before the first inspection.

What is a Notice of Intent to Lien, and do I need one for a Charlotte County job?

A Notice of Intent to Lien (NOI) is the final demand a contractor or supplier serves on the owner — and any contractor or lender on the project — before recording a Claim of Lien with the Charlotte County Clerk of Court. Florida does not require an NOI before recording a lien under Chapter 713, but most Florida contractors send one as a 10-day final demand because it frequently triggers payment and documents a good-faith effort to resolve the debt before filing.

How long does the owner have to pay after receiving an NOI in Charlotte County?

There is no statutory minimum, but 10 days is the standard demand window used in Charlotte County and statewide in Florida. After the window expires, the claimant may proceed to record a Claim of Lien with the Charlotte County Clerk of Court — subject to Florida's 90-day-from-last-furnishing deadline under Fla. Stat. § 713.08.

Neighboring Florida counties

NOC recording guides for the counties bordering Charlotte County:

• DeSoto County Notice of Commencement
• Glades County Notice of Commencement
• Lee County Notice of Commencement
• Sarasota County Notice of Commencement

This page is general information about Florida law — not legal advice. For questions about your specific Charlotte County project, consult a Florida construction attorney.