Unlicensed contractors are everywhere in Florida — especially after storms. If someone without a license did work on your home, here's what you're dealing with and how to protect yourself going forward.
It seemed straightforward at the time. Someone offered to do the work for a good price. They showed up, did what looked like reasonable work, took your money, and left. You didn't ask to see a license. They didn't offer one.
Now you're finding out the work wasn't permitted. Or it failed inspection. Or code enforcement showed up. Or you're trying to sell the house and the permit history doesn't match what's actually on the property.
You used an unlicensed contractor. Here's what that actually means and what to do about it.
What Makes Someone Unlicensed in Florida
In Florida, anyone performing construction work for compensation on a project valued at more than $500 is required to hold a valid Florida contractor's license for the type of work being performed. This applies to:
- General construction and remodeling
- Electrical work
- Plumbing
- HVAC
- Roofing
- Pool construction
- And many other trade categories
There are exceptions for minor handyman work — painting, basic repairs, work that doesn't involve the structure, electrical, plumbing, or mechanical systems. But anything that touches those systems, or involves structural changes, requires a licensed contractor.
A homeowner exception exists: Florida law allows homeowners to do their own work on their own primary residence without a contractor's license. But this doesn't extend to the person they hire — if you pay someone to do the work, that person needs a license.
What Unlicensed Work Means for You as the Homeowner
The permit problem. Unlicensed contractors cannot pull permits in Florida. Work done without permits is unpermitted work — and unpermitted work creates code enforcement exposure, sale complications, and insurance issues that belong to you as the property owner. The unlicensed contractor is long gone. The problem stays with your property.
The quality problem. Licensing in Florida isn't just a bureaucratic requirement — it involves examination, experience requirements, and insurance obligations. Someone who isn't licensed either hasn't met these requirements or has had a license revoked. Neither suggests quality work.
The insurance problem. Your homeowner's insurance policy covers your home as built to code. Work done without permits by unlicensed contractors isn't built to code as far as your insurer is concerned. If that work is involved in a claim — a fire, a water damage event, a structural failure — your insurer may investigate and may use the unpermitted unlicensed work as grounds to limit or deny the claim.
The sale problem. When you sell, the buyer's due diligence will likely surface unpermitted work. That becomes a negotiating point and potentially a deal-killer. The unlicensed contractor who saved you money on the front end has now cost you more on the back end.
Is the Unlicensed Contractor in Legal Trouble?
Yes, potentially. Under Florida Statute 489.127, contracting without a license for compensation is:
- A first-degree misdemeanor for a first offense
- A felony of the third degree for a subsequent offense or for an offense involving fraud
Additionally, the DBPR investigates unlicensed contracting and can pursue civil penalties even where criminal prosecution doesn't occur.
If you want to file a complaint about an unlicensed contractor, you can do so at myfloridalicense.com/DBPR/complaints — the process is the same as for licensed contractors. You can also file a police report with your local law enforcement agency.
The practical reality: many unlicensed contractors have few assets and are difficult to collect from through civil proceedings. The complaint and report create a record and can prevent them from victimizing other homeowners, but recovering money from them may require persistence.
Getting the Work Legalized
If unlicensed work was done on your Florida property, you have two primary options:
Option 1: After-the-fact permit with a licensed contractor. A licensed contractor can review the work, assume responsibility as contractor of record, and pursue an after-the-fact permit. The work gets inspected — which may require exposing portions of it — corrections are made if needed, and the permit closes.
This is the path to legalization and the path that removes the code enforcement exposure and sale complications.
Option 2: Remove and redo. In cases where the unlicensed work is so deficient that it cannot pass inspection in its current form, or where corrections would cost nearly as much as replacement, the cleanest solution is to remove the unpermitted work and redo it correctly with a licensed contractor and proper permits.
This is a harder conversation to have after paying for the original work. But unpermitted work that creates ongoing code enforcement exposure or that could affect an insurance claim isn't an asset — it's a liability.
How to Verify a Contractor's License Before You Hire
Go to myfloridalicense.com and use the license search function. Enter the contractor's name or company name. A licensed, active contractor will appear in the results with their license type, license number, and current status.
Do this before you sign a contract or pay a deposit. It takes two minutes and it is always worth doing.
Also ask to see the contractor's license in person. A legitimate licensed contractor will have it readily available and will have no hesitation showing it to you.
The Bottom Line
Unlicensed work in Florida is the gift that keeps giving — but not in a good way. The immediate savings on labor come back as permit problems, insurance exposure, sale complications, and potential code enforcement. If unlicensed work has been done on your property, address it proactively rather than hoping it doesn't surface. It almost always does.
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.