Florida has more unlicensed contractors than almost any other state. Hiring the wrong one doesn't just waste money — it creates permit problems, code violations, and legal headaches that follow your property for years. Here's how to hire right.
You've decided to remodel. Maybe it's the kitchen that's been driving you crazy for five years. Maybe it's the bathroom that hasn't been touched since 1994. Maybe it's something bigger — an addition, a full gut renovation, a conversion.
You're ready to hire a contractor.
This is where Florida homeowners get into trouble. The state has an enormous construction workforce — licensed and unlicensed — and telling the difference from the outside isn't always easy. The contractor who shows up with a professional truck, a clean uniform, and a confident handshake might have no license, no insurance, and no intention of pulling permits.
Here's how to hire a contractor in Florida the right way.
Step 1: Verify the License Before Any Conversation
Go to myfloridalicense.com right now — before you call anyone, before you schedule a walkthrough, before you ask for a quote.
Search by name or company. A licensed Florida contractor will appear with: - Their license number - Their license type (General Contractor, Building Contractor, etc.) - Their license status (Active is what you want) - Their license expiration date - Any disciplinary history
If they're not in the system — they're not licensed. End of conversation.
Step 2: Verify Insurance Separately
A license and insurance are two different things. A contractor can be licensed and uninsured. Ask for certificates of insurance showing: - General liability insurance (minimum $300,000, preferably $1M+) - Workers' compensation insurance
Call the insurance company directly to verify the certificates are current. An uninsured contractor doing work on your property means you may be personally liable if a worker is injured.
Step 3: Get Three Written Bids
Three bids minimum — on the same defined scope of work. Before you ask for bids, write down exactly what you want. If each contractor is bidding something slightly different, you can't meaningfully compare them.
Evaluate bids on: what's included and excluded, materials specified, payment schedule, timeline, permit responsibility, and warranty on labor.
Step 4: Never Pay More Than 10% or $1,000 Upfront
Florida Statute 489.126 limits contractor deposits before permits are obtained. The legal maximum is the lesser of 10% of the contract price or $1,000.
A contractor who demands 30-50% upfront before pulling permits is either unfamiliar with Florida law or hoping you are. After permits are obtained, milestone-based payment schedules are appropriate — structured so the contractor always has more to lose by stopping than to gain.
Step 5: Require a Written Contract
A handshake deal in Florida construction is an invitation to a dispute. Your written contract should include: complete scope of work, specific materials and finishes, start and completion dates, payment schedule tied to milestones, who pulls permits, the change order process (all changes in writing), and warranty terms.
Step 6: Ask the Right Questions
- "Are you pulling the permits for this project?"
- "Who are your licensed subcontractors for electrical/plumbing/HVAC?"
- "Can I see references from projects in the past 12 months?"
- "How many other projects will you be running simultaneously?"
The Bottom Line
The contractor you hire determines whether this is a successful project or an expensive nightmare. Verify the license. Verify the insurance. Get three bids. Require a written contract. Structure payments carefully.
Questions about your specific situation? We're licensed Florida contractors — not a call center. Book a free 15-minute call and get a straight answer.
Questions About Your Situation?
We're licensed Florida contractors — not a call center.
Book a free 15-minute call and get a straight answer about your specific situation.