How Much Does It Cost to Serve a Notice to Owner in Florida?

In this blog, we’ll break down the essential details you need to know, including who needs to send it, how to send it, and the associated costs.

What Is a Notice to Owner?

A Notice to Owner is a statutory notice that protects your lien rights in case you’re not paid for labor, services, or materials supplied to a construction project. Despite the name, it’s not just for the property owner; it must be sent to other parties listed in the Notice of Commencement, such as the general contractor.

This step is legally required in Florida if you don’t have a direct contract with the property owner. Think of it as your formal heads-up to the owner and others in the payment chain that you’re working on the project and that you expect to be paid.

Who Is Required to Send a Notice to Owner?

Florida law specifically Florida Statutes §713.06(2)(a) requires most lienors to serve a Notice to Owner before they can file a valid lien. Here's who must send one:

• Subcontractors

• Material suppliers

• Sub-subcontractors

• Suppliers to sub-subcontractors

The only exception? Laborers, meaning individuals who personally perform the labor—they are not required to send a Notice to Owner. If you're unsure about your obligation, it’s always best to err on the side of caution and send the notice.

How Much Does It Cost to Serve a Notice to Owner?

There are two main ways to serve a Notice to Owner, and the costs vary depending on the method you choose:

a. If You Send It Yourself

Doing it yourself can cost between $5 and $50 in postage fees, depending on how many recipients need to receive the notice by certified mail. However, this approach carries risks, such as using the wrong form or filling out incorrect information, which can jeopardize your lien rights.

b. If You Use a Construction Documentation Service

Using a service like SunRay ensures accuracy and compliance with Florida's statutory requirements. For around $35 plus postage, you can have peace of mind knowing that your NTO is properly prepared and sent, saving you the hassle of managing the paperwork yourself.

Notices to Owner must be sent via certified mail to all required recipients. Failing to do so can invalidate your lien rights. SunRay simplifies this process by sending the NTO on your behalf. We ensure it’s sent on or before the 40th day from when you first provide labor or materials, using a US Postal Manifest to confirm timely mailing. This way, even if the notice isn’t received by the owner, it’s still considered delivered.

What Must Be Included in a Florida Notice to Owner?

Your Notice to Owner form should include the following:

• Property owner’s name and address

• General contractor’s name and address

• A description of the work or materials provided

• A description of the property

• Hiring party’s name and address

• Recipients from the Notice of Commencement

• Statutory warning language, along with the lienor’s name, signature, and date

When Do You Need to Send a Notice to Owner?

1. Private Projects: If you don’t have a direct contract with the property owner, you’re required to send a Notice to Owner. This applies if you’re working under a general contractor or subcontractor.

2. Public Projects: The rules are similar, but with public projects, the chain of authority is a bit different. If you’re hired by a general contractor on a public project, you're not required to send an NTO. However, subcontractors hired by other subcontractors must send the notice.

What’s the Deadline to Serve a Notice to Owner?

You must serve the Notice to Owner no later than 45 days from the first date you furnished labor or materials. That’s a hard deadline, and the notice must be received (or deemed delivered via certified mail manifest) by Day 45.

Best practice? Send it by Day 40 to give yourself a buffer.

Common Mistakes to Avoid when Serving NTO in Florida

Even experienced contractors can slip up on the details. Here are some pitfalls to avoid:

Sending the NTO to the wrong parties
Always check the Notice of Commencement for full recipient details.

Incomplete or incorrect information
Errors in property descriptions or names can invalidate your notice.

Waiting too long
Mailing it on Day 45 doesn’t guarantee timely delivery. Aim for Day 40 or earlier.

Why Choose SunRay for Your Florida NTO Needs?

Getting paid shouldn't be so difficult. At SunRay, we make sure your Notice to Owner is properly prepared, legally compliant, and sent on time. Our platform:

• Calculates your exact NTO deadlines

• Tracks deliveries and retains documentation

• Sends you proactive reminders

Plus, you can call us anytime at 800-403-7660 for support from our Florida lien experts.

Looking for a free, editable NTO form? SunRay Construction Solutions offers a downloadable Notice to Owner Template for Florida, perfect for contractors, subcontractors, and suppliers who want to do it right.

Download your free Florida NTO template now and protect your lien rights with confidence.

Florida Notice to Owner – FAQs

1. Is a Notice to Owner required for every project in Florida?

No. You only need to send an NTO if you do not have a direct contract with the property owner. However, it's often smart to send one on every project to protect your lien rights.  

2. What is the purpose of a Notice to Owner in Florida?

An NTO alerts the property owner and other key parties that you're working on the project and may assert lien rights if unpaid. It’s a legal step to preserve your right to file a mechanics lien.

3. Do I still need to send an NTO if I have a written contract?

Yes, if you're not contracted directly with the owner. Subcontractors, sub-subs, and material suppliers must send an NTO within 45 days of first furnishing labor or materials, regardless of having a written agreement.

4. Can I still file a lien if I forget to send the Notice to Owner?

Usually not. If you're required to send an NTO and fail to do so within the deadline, your mechanics lien will likely be invalid. Only certain parties, like laborers or direct contractors, are exempt.

5. When should I send the NTO: Day 40 vs. Day 45?

It’s best to send the NTO by Day 40 to allow time for mailing issues. Florida law requires the NTO to be mailed (not just received) by the 45th day after first work or delivery, with proof of mailing.

6. Is certified mail required to serve a Notice to Owner?

Yes. Florida law mandates sending the NTO by certified mail (or a method with proof of mailing). A USPS manifest or return receipt provides critical evidence of compliance.

7. Can I hand-deliver or email the Notice to Owner?

No. Hand delivery and email do not meet Florida’s statutory requirements. The NTO must be sent using certified mail or another legally recognized method that proves delivery.

8. How many people need to receive the Notice to Owner?

Refer to the Notice of Commencement. Generally, you'll send the NTO to the property owner, general contractor, and others listed. It's crucial to review the document carefully.

9. Can I send one NTO for multiple jobs with the same contractor?

No. Each job is considered a separate legal project. You must send a unique NTO for every project even if it’s with the same contractor or client.

10. What happens if I send the NTO after the 45-day deadline?

A late NTO invalidates your right to file a lien. It must be sent within 45 days from your first work or delivery to be enforceable.

11. How much does it cost to send a Notice to Owner in Florida?

If you handle it yourself, expect to spend $5–$50 depending on the number of recipients. Using a professional service like SunRay usually costs around $35 plus postage, and it also ensures accuracy.

12. Is it better to use a professional service to send my NTO?

Yes. Services like SunRay handle mailing, tracking, and legal compliance, which helps avoid costly mistakes and protects your lien rights.