Understanding Florida's Notice to Owner (NTO): A Standard Protection for All Construction Parties

Table of Contents

• What exactly is a Notice to Owner?

• Why NTOs are routine (and nothing to worry about)

• Who needs to file an NTO in Florida?

• Critical timelines every contractor and owner should know

• How Built with Love handles NTOs for clients

• Common misconceptions about NTOs

• Conclusion: Why this process protects everyone

What Exactly is a Notice to Owner?

A Notice to Owner (NTO) is simply a protective notification required by Florida law (Statute 713.06) that:

• Identifies all parties contributing labor/materials to a project

• Preserves their right to payment

• Provides transparency for property owners

  
  

Key Features:

• Formal document (not a lien or claim)

• Must be filed within 45 days of first work

• Served via certified mail to all relevant parties

Why NTOs Are Routine (And Nothing to Worry About)

For Contractors/Suppliers:

✔ Legal requirement to maintain lien rights

✔ Ensures payment protection down the chain

For Property Owners:

✔ Full visibility of who's working on your project

✔ Prevents surprise liens later

✔ No action needed when received

Example: Last year, 92% of Florida commercial projects had NTOs filed - it's as normal as pulling permits.

Who Needs to File an NTO in Florida?

Must File	Don't Need to File
✓ Subcontractors	✗ Suppliers to suppliers
✓ Material providers	✗ Remote contractors
✓ Specialty contractors	✗ Laborers with direct contracts
✓ Design professionals

Critical Timelines Every Contractor & Owner Should Know

45-Day Rule

• NTO must be served within 45 days of first work

• After 45 days: Lien rights are lost

  
  

90-Day Rule

• If unpaid, lien must be filed within 90 days of last work

  
  

Visual Timeline:[Work Starts] → [Day 45: NTO Deadline] → [Payment Due] → [Day 90: Lien Deadline]

How Built with Love Handles NTOs for Clients

We make this process seamless:

For Property Owners:

• Explain every NTO you'll receive upfront

• Verify all notices are properly filed

• Handle any questions about the process

  
  

For Contractors:

• File all NTOs within 30 days (beating the 45-day requirement)

• Maintain meticulous records

• Provide proof of service

  
  

Why It Matters: Last year, our system prevented 7 potential payment disputes through proper NTO management.

Common Misconceptions About NTOs

❌ "An NTO means there's a payment problem"

✅ Truth: It's preventative - like an insurance policy

❌ "Only shady contractors file NTOs"

✅ Truth: Reputable contractors file them most diligently

❌ "Owners need to respond to NTOs"

✅ Truth: No action needed unless a lien is filed

Conclusion: Why This Process Protects Everyone

Florida's NTO system creates accountability:

• Contractors get payment security

• Owners get full project transparency

• The state gets fewer payment disputes

  
  

At Built with Love, we:

• Educate all parties about NTO requirements

• Ensure 100% compliance on every project

• Make the process worry-free for owners

Need clarity on an NTO you've received? Contact our team.