Miami-Dade County, Florida

Power of Attorney Notary in Miami

Florida needs two subscribing witnesses plus a notary acknowledgment, everyone physically in the room. That missing pair of witnesses is why banks send Miami POAs back — so we bring the witnesses with us.

What it costs: $10 per notarial act + travel; witnesses included in the quote
How fast: Same day across Miami-Dade; 24/7 for hospital signings

Speak with a Notary immediately Call or text (619) 746-1616

The two-witness rule, in plain language

Fla. Stat. § 709.2105(2): a power of attorney must be signed by the principal and by two subscribing witnesses and be acknowledged by the principal before a notary public.

Three signatures, three separate roles, one room. The principal signs. Two witnesses watch and sign because they watched. A notary — a fourth person doing a fourth job — takes the acknowledgment and completes the certificate. The stamp does not stand in for the witnesses.

This is stricter than most states, and that mismatch is what trips Miami up. A form downloaded from a national template site, or drafted for a signer's home state, very often has a single notary line and nowhere for witnesses. It looks finished. It is not, and the first person to notice will be a teller on Biscayne Boulevard with your father's account frozen in front of them.

Who can witness — and who shouldn't

Two witnesses we bring — independent, unconnected to the transaction, and used to signing in front of a notary.
Two witnesses you supply, as long as they are adults, present in the room for the whole signing, and can produce identification if the receiving institution asks later.
A witness who watched over FaceTime from Bogotá. Florida requires physical presence for this signing; a witness on a screen is not a subscribing witness.
The agent themselves, or somebody who stands to benefit. Florida's statute lists the required roles rather than the disqualifications — but a bank that dislikes the optics can refuse the document, and you will not win that argument at the counter.
A witness who signed the page earlier and left. Subscribing means they sign during the signing, having watched it.

Durable, non-durable, healthcare surrogate

One paragraph each, so you can tell whether you have the right document. Which one youneed is a question for a Florida attorney. Our nationalpower of attorney guidecovers how these work outside Florida, and theattorney-in-fact explainercovers what the appointed agent may actually do.

Durable power of attorney

Survives the principal's later incapacity, which is the entire point of signing one early. In Florida a POA is durable only if it says so — the words have to be in the document, and a notary cannot put them there. This is the form banks and title companies expect for financial matters.

Non-durable power of attorney

Terminates if the principal becomes incapacitated. Used for a bounded job — one closing, one vehicle sale, one account. Perfectly appropriate when the task has an end date, and a poor choice as an estate-planning instrument.

Healthcare surrogate designation

A different instrument under a different chapter, not a POA at all, and it carries its own witness requirements. It is what actually gets signed at a bedside. If the family arrives asking for "a medical power of attorney," this is usually the document they mean.

The three Miami POA situations

Buying or selling while you're abroad

A foreign buyer closing on a Brickell or Sunny Isles unit from São Paulo, or a seller back in Bogotá for the season, both need somebody here with authority to sign the deed. Signed in Miami-Dade it is straightforward: two witnesses, a notary, done — executed cleanly enough to go into the Official Records if it supports a deed. Signed abroad it needs an apostille or consular legalization behind it, a longer chain. OurMiami apostille pagewalks that route, including the two destinations — Cuba and Haiti — where an apostille is not the answer at all.

A parent's health changed this week

This is the call that comes in at 11pm. Somebody is admitted at Jackson Memorial or Mount Sinai, the family needs authority over accounts or care decisions, and the window is now. The two witnesses matter even more here, because hospital staff are often unwilling to witness a legal instrument and there may be nobody else in the room. Ourhospital and bedside notary pagecovers what we assess first — and when we have to decline.

The document came from somewhere else

A New York form for a Kendall property. A Venezuelan poder a Miami bank has never seen. A template with no witness lines. We can tell you procedurally what Florida requires and notarize what is in front of us correctly — but an instrument that is wrong for the job is a drafting problem, and that belongs to an attorney. Saying so early costs one phone call. Discovering it at a closing table costs you the closing.

What we will not do on a POA signing

•Choose which power of attorney you need, or tell you whether it should be durable.
•Draft the document, fill in the powers, or complete a blank you were unsure about.
•Explain what a clause means — in English or in Spanish. Verifying identity and witnessing a signature is the job; interpreting the instrument is not.
•Notarize for a signer who cannot demonstrate that they understand what they are signing and are doing it willingly. We will leave without completing the signing, and we would rather tell you that on the phone than at the bedside.

Miami-Dade neighborhoods we bring witnesses to

A Florida POA needs two subscribing witnesses as well as the notary under Fla. Stat. § 709.2105(2), so a POA booking dispatches a signing party of three rather than one notary. The windows below account for that — they are what we will commit to on the phone for getting everyone to your address, not a solo notary's best case.

Downtown & Brickell

30–60 min, business hours

Neighborhoods & cities: Bayfront · Brickell Business District · Brickell Village · CBD · East Little Havana · Edgewater · Edison · Government Center · Hadley Park · Lemon City/Little Haiti · Lummus Park · Miami Avenue · Morningside · Omni/PAC · Port of Miami · Roads · Santa Clara · Southeast Overtown · Vizcaya · West Brickell · Miami
ZIP codes (8): 33101 33127 33128 33129 33130 33131 33132 33137

Miami Beach & the barrier islands

60–120 min; longer at causeway rush hour

Neighborhoods & cities: Virginia Key · Bal Harbour · Bay Harbor Islands · Indian Creek Village · Key Biscayne · Miami · Miami Beach · Miami Shores · North Bay Village · Surfside · Unincorporated Miami-Dade
ZIP codes (6): 33109 33139 33140 33141 33149 33154

Coral Gables & Coconut Grove

30–60 min, business hours

Neighborhoods & cities: Douglas Park · Flagami · Shenandoah South · Silver Bluff · South Grove · South Grove Bayside · Coral Gables · Miami · South Miami · Unincorporated Miami-Dade
ZIP codes (5): 33133 33134 33143 33145 33146

Little Havana, Allapattah & Little Haiti

30–60 min, business hours

Neighborhoods & cities: Auburndale · Citrus Grove · Civic Center · Culmer · Edison · Hadley Park · Little River Central · Little River Industrial District · Melrose · North Grapeland Heights · Northwestern Estates · Santa Clara · Shenandoah North · Shorecrest · Southeast Overtown · El Portal · Miami · Miami Shores · Unincorporated Miami-Dade
ZIP codes (7): 33125 33135 33136 33138 33142 33147 33150

Doral, Hialeah & Sweetwater

60–120 min; Palmetto traffic dependent

Neighborhoods & cities: Flagami · Le Jeune Gardens · West Grapeland Heights · Doral · Hialeah · Hialeah Gardens · Medley · Miami · Miami Gardens · Miami Lakes · Miami Springs · Sweetwater · Unincorporated Miami-Dade
ZIP codes (14): 33010 33012 33013 33014 33015 33016 33018 33122 33126 33166 33172 33174 33178 33182

Kendall & west Miami-Dade

60–120 min

Neighborhoods & cities: Flagami · Coral Gables · Cutler Bay · Miami · Palmetto Bay · Pinecrest · West Miami · Unincorporated Miami-Dade
ZIP codes (16): 33144 33155 33156 33157 33158 33165 33173 33175 33176 33183 33184 33185 33186 33193 33194 33196

Aventura, Sunny Isles & north Miami-Dade

60–120 min

Neighborhoods & cities: Aventura · Biscayne Park · Golden Beach · Miami Gardens · Miami Shores · North Miami · North Miami Beach · Opa-locka · Sunny Isles Beach · Unincorporated Miami-Dade
ZIP codes (12): 33054 33055 33056 33160 33161 33162 33167 33168 33169 33179 33180 33181

South Dade & Homestead

Same day, window quoted at booking

Neighborhoods & cities: Cutler Bay · Homestead · Unincorporated Miami-Dade
ZIP codes (12): 33030 33031 33032 33033 33034 33035 33039 33170 33177 33187 33189 33190

That is all 80 Miami-Dade delivery ZIP codes. ZIP boundaries are postal routes and ignore city limits here — 33154 alone touches Surfside, Bal Harbour, Bay Harbor Islands and Indian Creek Village — so we list every place a ZIP meaningfully covers. “Unincorporated Miami-Dade” means an address inside the county but outside any city, which is most of Kendall and the Redland and changes nothing about a notarization. PO-Box and single-recipient ZIPs are left out on purpose: there is no delivery area behind them, so give us the street address instead. Response windows are business-hours estimates from where our notaries stage, not guarantees — you get a specific ETA by text once one is assigned.

The statutory fee does not move with the drive: Fla. Stat. § 117.05(2)(a) caps it at $10 per notarial act in Florida City exactly as it does in Bal Harbour, and travel is quoted separately because Florida does not cap it. Distance constrains one thing genuinely — a same-day signing party in South Dade. If you are in Homestead or the Redland and the POA has to be executed today, call instead of booking, so we can tell you before you plan around it whether two witnesses can be there in time.

Miami power of attorney questions

Including the one every Miami family eventually asks: why did the bank say no?

Why did my bank in Miami reject my power of attorney?

Almost always the witnesses. Fla. Stat. § 709.2105(2) requires a Florida power of attorney to be signed by the principal AND by two subscribing witnesses AND acknowledged before a notary public. A great many POAs reach a bank counter with a beautiful seal and no witnesses at all, because whoever prepared it worked from an out-of-state template. A notary stamp alone does not satisfy the statute. The second most common cause: a document signed correctly but not durable, presented after the principal lost capacity — no amount of witnessing fixes that one.

Do you really bring the witnesses, or is that an upsell?

We bring them, and you should confirm that with any mobile notary before booking, because it is the difference between one appointment and three. A notary is not a witness — the statute treats those as separate roles — so a solo notary arriving at your Brickell apartment with a stamp cannot complete a Florida POA alone. Either you have two adults arranged, or the notary brings them. When we quote a Miami-Dade POA signing, the witnesses are in the quote, not discovered at your kitchen table.

Can my agent — the person I'm appointing — be one of the two witnesses?

Florida's statute names the roles a POA needs rather than listing who is disqualified, so this is as much a question of practice as of law. The practical answer is: don't. The point of a POA is that a third party — a bank, a title company, a hospital, a foreign notarial office — will rely on it, and a document witnessed by the person who benefits from it invites exactly the scrutiny you are trying to avoid. We staff signings with two independent witnesses so it never comes up. A reason to structure it differently is a conversation for a Florida attorney.

Is my out-of-state power of attorney valid in Florida?

Often, yes. Fla. Stat. § 709.2106(3) provides that a power of attorney executed in another state is valid here if its execution complied with the law of the state where it was signed, and military POAs executed under 10 U.S.C. § 1044b are likewise recognized. The catch is practical rather than legal: a third party asked to rely on an unfamiliar out-of-state form may request an opinion of counsel at the principal's expense. If the document is not signed yet and the property or account is in Miami-Dade, executing it to Florida's requirements here is simply cheaper.

My father is in the hospital and can't hold a pen. Can he still sign?

Possibly. Fla. Stat. § 709.2105(3) routes to Fla. Stat. § 117.05(14), which lets the notary taking the acknowledgment sign the principal's name — at the principal's direction, in their presence, before two disinterested witnesses. We have done it at bedsides across Miami-Dade. What it is not is a workaround for a principal who cannot understand or direct the signing. Physically unable to sign is a different thing from unable to decide, and only the first has a statutory fix.

I'm abroad and need to sign a POA for my Miami property. What's the sequence?

If you can be physically present in Florida, sign here — much the shortest route. If not, there are two paths and they are not interchangeable. One is Florida's remote online notarization, where a Florida-commissioned online notary takes the acknowledgment over an audio-video connection; witnesses have their own requirements there, so say up front that it is a POA and not a simple acknowledgment. The other is signing before a notary abroad and having that signature apostilled. Ask the title company which they accept before choosing, because some closers take only one.

Where does a Miami-Dade power of attorney get recorded?

Most POAs are never recorded — you hand the original to the bank or the agent and that is the end of it. One used to convey or encumber Miami-Dade real property is different: it goes into the Official Records at the Miami-Dade Clerk of the Court and Comptroller — Official Records, 20 NW 1st Ave, Suite 5.246, Miami, FL 33128, so the chain of title shows who had authority to sign the deed. Because that recording is the point, the execution has to be clean. We notarize with the recorder's requirements in view; most title companies e-record directly rather than walking it in.

Can you tell me which power of attorney I need?

No, and this is the honest limit of the role. Notary On Demand LLC is not a law firm. We verify identity, administer the oath, witness the signature, complete the certificate, and tell you what the statute requires procedurally. We cannot choose the instrument, draft it, fill in blanks, or explain what a clause means — that would be practising law without a licence. It matters more here than most places: many Miami signers come from countries where the notary is a lawyer and reasonably expect ours to be one. Designing the document is a Florida attorney's job.

Other Miami notary services

Wrong page for what you're signing? Start at theMiami mobile notary hub, or go straight to the service you need. For the law as it applies outside Florida, ourpower of attorneyguide covers the national picture.

Apostille & international documentsUse this if your document is going to another country — Colombia, Spain, Italy, Brazil, Venezuela.Hospital & bedside notaryUse this if the signer is admitted, in rehab, in hospice, or in an assisted-living facility.

Book a Miami POA signing — witnesses included

Tell us the address and roughly when. We arrive with two subscribing witnesses and a Florida-commissioned notary, so the document leaves the table complete.

Book my POA signing Call (619) 746-1616

Sources for the rules on this page

Fla. Stat. § 709.2105(2) — A power of attorney must be signed by the principal and by two subscribing witnesses and be acknowledged by the principal before a notary public.
Fla. Stat. § 709.2105(3) — If the principal is physically unable to sign a power of attorney, the notary taking the acknowledgment may sign the principal's name under § 117.05(14).
Fla. Stat. § 117.05(14) — A notary may read a document to a blind signer, witness a signature by mark before two disinterested witnesses, and — at the direction of a person physically unable to sign — sign that person's name in their presence before two disinterested witnesses.
Fla. Stat. § 117.05(5) — A notary must personally know the signer or rely on satisfactory evidence — a listed identification document, current or issued within the past five years, or sworn credible witnesses.
Fla. Stat. § 117.05(2)(a) — The fee of a notary public may not exceed $10 for any one notarial act.
Fla. Stat. § 695.03 — An instrument affecting Florida real property must be acknowledged, or proved, before it is entitled to be recorded.
Miami-Dade Clerk of the Court and Comptroller — Official Records — where a POA supporting a Miami-Dade deed is recorded

Statutes change, and the party receiving your document — a bank, a consulate, a title company, the Miami-Dade Clerk — is the final authority on whether a particular signing is acceptable for a particular purpose. We check these citations against the current-year text on flsenate.gov when we revise the page.

Last updated: August 2026