The Complete Guide to Hiring a Contractor in Florida

1. Before You Start

Define Your Project Scope

Before you call a single contractor, get clear on exactly what you want done. Write it down in plain language — what rooms, what materials, what outcomes.

The more specific you are, the more accurate your quotes will be, and the less room there is for misunderstandings later.

Set a Realistic Budget

Research typical costs for your project type in your area. Our Cost Estimator tool can help you get a ballpark figure.

Build in a 10–20% contingency buffer for surprises — because in construction, surprises happen. Don't spend your entire budget before work even starts.

Understand Permits

Most significant construction, renovation, or repair work in Florida requires a building permit. Permits exist to ensure the work is inspected and meets code.

If a contractor suggests skipping permits to "save money" or "move faster," that's a major red flag. Unpermitted work can void your homeowner's insurance, cause problems when you sell, and leave you liable for unsafe construction.

2. How Florida Contractor Licensing Works

What Is the DBPR?

The Department of Business and Professional Regulation (DBPR) is the Florida state agency that licenses and regulates contractors. If a contractor is licensed in Florida, their license is on file with the DBPR.

You can reach the DBPR at (850) 487-1395 or visit myfloridalicense.com.

Common Florida Contractor License Types

Florida has many contractor license categories. Here are the most common ones you'll encounter:

• CGC – Certified General Contractor: Can handle most construction projects
• CBC – Certified Building Contractor: Residential and commercial buildings
• CRC – Certified Residential Contractor: Single-family and small multi-family homes
• CFC – Certified Plumbing Contractor: Plumbing systems
• CAC – Certified Air Conditioning Contractor: HVAC systems
• EC – Electrical Contractor: Electrical work
• SCC – Swimming Pool/Spa Contractor: Pool construction and repair
• CCC – Roofing Contractor: Roofing installation and repair

Make sure the contractor's license type matches your project. A roofing contractor can't legally do your electrical work.

"Certified" vs. "Registered" — What's the Difference?

This is one of the most important distinctions in Florida contractor licensing:

• Certified contractors have passed a state-level exam and are licensed to work anywhere in Florida.
• Registered contractors have only met local (county or city) requirements. They are restricted to working in specific jurisdictions and cannot legally work statewide.

Always confirm that a registered contractor is actually licensed in your county before hiring them.

State vs. County Licenses

Some trades (like electricians and plumbers) may hold county-issued licenses instead of — or in addition to — state licenses. County licenses are issued by local licensing boards and may not appear in the DBPR database.

If you can't find a contractor in the DBPR database, contact your local county licensing board to check county-level credentials. Under Florida Statute 489.103, certain work exemptions apply, but for any significant project, always confirm licensure.

3. How to Verify a License

Never skip this step. Hiring an unlicensed contractor can leave you with no legal recourse, void your insurance, and expose you to serious financial risk. Verification takes 2 minutes.

Option A: Use FloridaContractorCheck.com

1. Go to our Search page
2. Enter the contractor's name, company, or license number
3. Review the results — check license status, type, and expiration
4. Look for any disciplinary actions or complaints in their history

Option B: Check Directly with the DBPR

1. Visit myfloridalicense.com
2. Click "Verify a License"
3. Search by license number, name, or business
4. Review the license details carefully

What to Look For

• Status: Active — If it says "Inactive," "Suspended," or "Revoked," do not hire them
• License Type — Matches your project (roofing, HVAC, general, etc.)
• Expiration Date — Should be current and not expiring imminently
• Disciplinary History — Any past violations, fines, or complaints on record
• Jurisdiction — For registered contractors, confirm they can work in your county

4. Insurance & Bonding

Why Insurance Matters

If a contractor or their worker gets injured on your property — or damages your home — and they're uninsured, you could be held liable. The right insurance protects both of you.

What Contractors Should Carry

• General Liability Insurance (GL) — Covers damage to your property and bodily injury to third parties. Minimum $300,000 is typical; $1M is better for larger projects.
• Workers' Compensation Insurance — Covers medical costs and lost wages if a worker is injured on your job. Required for most Florida contractors with employees under Florida Statute 440. Without it, you could be sued.
• Surety Bond — A bond provides a financial guarantee that the contractor will complete the work. Not all contractors carry bonds, but it's a plus.

How to Verify Insurance

1. Ask the contractor for a Certificate of Insurance (COI) — a one-page document showing their coverage
2. Call the insurance company listed on the certificate to confirm the policy is currently active
3. Ask to be named as an Additional Insured on the policy for your project

You can also use our Insurance Verification tool to help check contractor insurance status.

5. Getting Quotes

Get at Least 3 Quotes

Always get a minimum of 3 written quotes from different contractors before making a decision. This gives you a sense of fair market pricing and leverage in negotiations.

Be wary of quotes that are dramatically lower than the others — that often signals cut corners, low-quality materials, or a contractor who plans to make up the difference with change orders later.

What a Good Quote Should Include

• Detailed description of all work to be performed
• Specific materials (brand, grade, quantity) and their costs
• Labor costs broken out separately
• Permit fees (who pays, who pulls the permit)
• Timeline — start date, milestones, estimated completion
• Payment schedule (when and how much)
• Warranty on workmanship and materials
• Contractor's license number and insurance carrier

Comparing Quotes Fairly

Make sure you're comparing apples to apples. If one quote uses premium materials and another uses basic, the price difference is expected. Ask each contractor to specify the same materials so you can compare accurately.

6. The Contract

Get everything in writing. No exceptions. A verbal agreement is almost impossible to enforce. Your contract is your protection.

What Must Be in a Florida Construction Contract

• Full names and contact info of both parties
• Contractor's license number
• Detailed description of all work (scope of work)
• Specific materials, brands, and grades to be used
• Total contract price
• Payment schedule (amounts and timing tied to milestones)
• Project start date and estimated completion date
• Who is responsible for pulling permits
• Change order process (in writing, signed before extra work begins)
• Cleanup responsibilities
• Warranty terms for both labor and materials
• Dispute resolution process

Payment Schedules — Protect Your Money

Never pay the full amount upfront. A reasonable payment schedule ties payments to project milestones — not to arbitrary dates.

Under Florida Statute 489.126, if a contractor accepts a deposit exceeding 10% of the contract price, they must apply for required permits within 30 days. A typical payment structure might look like:

• 10% at signing (deposit)
• 25–30% when materials are delivered
• 25–30% when work is 50% complete
• 25–30% when work is substantially complete
• 5–10% upon final inspection and your satisfaction (retainage)

Change Orders

When the scope of work changes — for any reason — a written change order must be signed by both parties before the additional work begins. This prevents surprise charges at the end.

A change order should specify: what's changing, the new cost, and how it affects the timeline.

7. Red Flags to Watch For

These warning signs should make you stop, slow down, and think twice — or walk away entirely.

8. During the Project

Inspections

If permits were pulled, your local building department will schedule inspections at key milestones. Do not let the contractor skip or rush inspections. These exist to protect you.

You are entitled to be present during inspections. Take advantage of this — the inspector can point out issues the contractor needs to address.

Communication

Set expectations upfront: How often will they update you? Who is your main point of contact? What is the best way to reach them?

Put important communication in writing — email or text is better than phone calls you can't prove. If something is discussed verbally, follow up with a quick text or email to confirm.

Document Everything

• Take photos before work starts, during key stages, and when complete
• Keep copies of all contracts, change orders, receipts, and permits
• Log the dates work was performed, who was on site, and what was completed
• Save all invoices and proof of payment

Handling Disputes During Work

If you have concerns, address them immediately and in writing. Don't let problems fester — they get worse.

If the contractor refuses to address legitimate issues, stop making payments until the matter is resolved. Refer to the dispute resolution clause in your contract.

9. Florida-Specific Laws You Should Know

Florida has several laws that directly protect homeowners in construction. You don't need to memorize them — just know they exist and know where to turn.

Florida Construction Lien Law (Chapter 713)

Under Florida's Construction Lien Law (Florida Statute Chapter 713), subcontractors, laborers, and material suppliers can place a lien on your property if the general contractor doesn't pay them — even if you paid the contractor in full.

Before hiring, get a Notice of Commencement recorded at your county clerk's office. Before making final payment, get a Partial Release of Lien from every subcontractor and supplier.

Right to Cure (Florida Statute 558.004)

Before you can file a lawsuit over construction defects, Florida law (Statute 558.004) requires you to give the contractor a formal written notice and an opportunity to inspect and cure (fix) the defect.

This process has strict deadlines. If you think you have a construction defect claim, consult a licensed Florida attorney as soon as possible.

The Florida Homeowners' Construction Recovery Fund

This fund (administered by the DBPR) provides compensation of up to $50,000 per claim to homeowners harmed by licensed contractors who committed fraud, deceit, or gross negligence.

Note: The fund only applies to licensed contractors. This is another reason why verifying the license upfront matters so much.

Hurricane-Specific Requirements

Florida has strict building codes related to hurricane protection, including Florida Building Code (FBC) requirements for roofing, windows, doors, and structural elements.

Any roofing or major structural work must comply with current hurricane wind load requirements for your area. Always confirm permits are pulled and inspections are completed — especially after storm damage.

Unlicensed Contracting Is a Crime

Under Florida Statute 489.127, contracting without a license is a criminal offense. If you knowingly hire an unlicensed contractor and something goes wrong, you have limited legal recourse. You may also be held liable for on-site injuries.

10. What to Do If Something Goes Wrong

Even with careful preparation, problems can arise. Here's your action plan.

Step 1: Document Everything

Photograph all defects or unfinished work. Compile all contracts, receipts, written communications, and change orders. The more documentation you have, the stronger your position.

Step 2: Try to Resolve Directly

Send a written notice (certified mail or email) to the contractor describing the problem and requesting resolution within a specific timeframe (e.g., 14 days).

Step 3: File a DBPR Complaint

If the contractor is licensed, you can file a formal complaint with the DBPR:

• Online at myfloridalicense.com
• By phone: (850) 487-1395
• The DBPR can investigate, discipline the contractor, and potentially suspend or revoke their license

Step 4: Apply to the Recovery Fund

If the contractor is licensed and caused financial harm through fraud, deceit, or gross negligence, you may file a claim with the Florida Homeowners' Construction Recovery Fund (up to $50,000). The DBPR handles these claims.

Step 5: Consider Mediation or Small Claims Court

For disputes under $8,000, Florida Small Claims Court is an affordable option — you don't always need a lawyer. For larger disputes, consider mediation (faster and cheaper than litigation) or hire a licensed Florida attorney.

Step 6: Florida Attorney General

If you believe you've been defrauded, you can file a complaint with the Florida Attorney General's Office at myfloridalegal.com. They investigate consumer protection violations and contractor fraud.

11. Your Complete Hiring Checklist

Use this checklist every time you hire a contractor. Print it out, save it to your phone, or bookmark this page.

Helpful Resources

• 🔍 Search Licensed Florida Contractors — Verify license status, type, and disciplinary history
• 🛡️ Verify Contractor Insurance — Check if a contractor's insurance is active
• 🏗️ Browse General Contractors — Find licensed GCs in Florida
• 🗺️ Search by County — Find contractors licensed to work in your county
• 💰 Cost Estimator — Get a ballpark estimate for your project
• 📖 Homeowner Resources Blog — More guides, tips, and contractor news
• 🏛️ DBPR — myfloridalicense.com — Official Florida contractor license lookup
• 📞 DBPR Phone: (850) 487-1395