Southwest Florida

Highlands County, Florida — Notice of Commencement

Highlands County (Sebring, Avon Park) has a strong mix of 55+ community construction and residential remodeling. Serving Sebring, Avon Park, and Lake Placid and the surrounding Highlands County communities. Florida law (Fla. Stat. § 713.13) requires a recorded Notice of Commencement for most direct contracts over $2,500 — recorded with the Highlands County Clerk of the Circuit Court in Sebring, and posted on the jobsite before the first inspection.

Recording in Highlands County

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

Highlands 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 Highlands Clerk of Court before recording.

Cities and towns in Highlands County

Highlands County includes 3 incorporated cities and towns — Sebring, Avon Park, and Lake Placid. Wherever your project is — inside any of these city limits or in unincorporated Highlands County — the Notice of Commencement is recorded in one place: the Highlands County Clerk of Court in Sebring. 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 Highlands 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 Highlands 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 Highlands 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

Highlands County NOC — frequently asked questions

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

Notices of Commencement for projects in Highlands County are recorded with the Highlands County Clerk of Court in Sebring. 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 Sebring — do I record the NOC with the city or with Highlands County?

With the county. Highlands County includes 3 incorporated cities and towns — Sebring, Avon Park, and Lake Placid. Wherever your project is — inside any of these city limits or in unincorporated Highlands County — the Notice of Commencement is recorded in one place: the Highlands County Clerk of Court in Sebring. City building departments may issue the permit and run inspections, but the NOC itself is always a county-level recording.

When does a Highlands 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 Highlands 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 Highlands 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 Highlands Clerk of Court.

Can I e-sign a Notice of Commencement for Highlands 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 Highlands Clerk of Court before the first inspection.

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

There is no statutory minimum, but 10 days is the standard demand window used in Highlands County and statewide in Florida. After the window expires, the claimant may proceed to record a Claim of Lien with the Highlands 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 Highlands County:

• DeSoto County Notice of Commencement
• Glades County Notice of Commencement
• Hardee County Notice of Commencement
• Okeechobee County Notice of Commencement
• Polk County Notice of Commencement

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