The short answer

  1. Confirm the contractor holds an active Florida license of the right classification on MyFloridaLicense.com.
  2. Ask for certificates of insurance before any work begins.
  3. Insist on a written scope with inclusions, exclusions and allowances, not a single price on a page.
  4. Understand the payment schedule and the protections Florida law gives you on deposits and liens.
  5. Agree who pulls the permits and how changes are priced and approved before construction starts.

1. Verify the license, and that it fits the job

In Florida, contractors who perform structural and most building work are licensed by the Department of Business and Professional Regulation (DBPR) through the Construction Industry Licensing Board. You can search any contractor by license number, business name or qualifier name on MyFloridaLicense.com and confirm the license is current and active.

Check the classification, not just the existence of a license. Florida law defines three main building classifications (F.S. 489.105):

LicenseWhat it covers
General contractor (certified: CGC)Unlimited as to the type of work, except where the statute says otherwise.
Building contractor (certified: CBC)Commercial and residential buildings up to three stories, or remodeling of any size that does not affect structural members.
Residential contractor (certified: CRC)One-, two- and three-family residences of up to two habitable stories above no more than one uninhabitable story.

Certified licenses are valid statewide; registered licenses are limited to the local jurisdictions where the contractor is registered, so check that yours is one of them. A high-rise condominium renovation that touches structure, for example, is outside a residential license.

Florida also requires the contractor’s license number to appear in every offer of services, including advertising, proposals, bids and contracts (F.S. 489.119). A website, proposal or contract without one is a warning sign.

2. Ask for proof of insurance

Ask for certificates of general liability insurance and workers’ compensation coverage (or a valid exemption), issued by the insurer or agent, not a photocopy. If you live in a condominium, the association will usually require these certificates, often naming the association, before it approves the work. Confirm the policy dates cover your project.

3. Compare scopes, not totals

Two quotes with different totals usually describe two different projects. A professional proposal lists what is included, what is excluded and where allowances stand in for selections you have not made yet, with an amount for each. If one quote is much lower, look for what it leaves out. Our guide to what a remodeling proposal should include walks through each section.

4. Understand deposits, payments and liens

Florida gives homeowners specific protections around money:

  • Deposits over 10%. If a contractor receives more than 10% of the contract price for residential work, Florida law requires them to apply for the necessary permits within 30 days and to start work within 90 days after the permits are issued, unless there is just cause or you agreed otherwise in writing (F.S. 489.126).
  • Construction lien warning. In a direct contract over $2,500 for a one- to four-unit dwelling, the contractor must give you a written warning that unpaid subcontractors and suppliers can place a lien on your property, and recommend that you obtain written lien releases before each payment (F.S. 713.015).
  • Recovery Fund notice. Residential contracts over $2,500 must include a notice about the Florida Homeowners’ Construction Recovery Fund, which may reimburse homeowners for certain losses caused by licensed contractors (F.S. 489.1425).

Tie payments to completed milestones rather than dates, and ask for lien releases from the contractor and major suppliers as you pay.

5. Agree who handles permits

Work that changes plumbing, electrical, mechanical systems or structure generally needs a permit from your city or county building department; purely cosmetic work often does not. A licensed contractor normally applies for the permits and books the inspections. Be cautious if you are asked to pull permits yourself as an “owner-builder” for work a contractor is performing: that shifts legal responsibility to you.

For most improvements over $2,500, Florida’s lien law also expects the owner to record a Notice of Commencement with the county clerk before work begins, and it must be posted at the job site before the first inspection (F.S. 713.13; F.S. 713.02). Your contractor should tell you when it is needed and help you prepare it.

6. Ask how changes and communication work

Changes happen in almost every remodel. What matters is the process: are changes priced and approved in writing before the work is done, and is the schedule effect shown? Ask who your day-to-day contact will be, how often you will get updates and where you will see the schedule.

Red flags

  • No license number on the proposal, contract or website, or a license that does not match the business name.
  • A large cash deposit requested before a written scope exists.
  • “No permit needed” for work that moves plumbing, wiring or walls.
  • A one-line quote with no inclusions, exclusions or allowances.
  • Pressure to sign the same day, or a contract missing the Florida lien warning and Recovery Fund notice.

Questions to ask at the site visit

  1. What is your license number and classification, and who is the qualifier?
  2. Will you send certificates of insurance before work starts?
  3. Who will be my single point of contact?
  4. What will the proposal include, and which items will be allowances?
  5. How are changes priced and approved?
  6. Who applies for permits and attends inspections?
  7. How is the payment schedule tied to progress?
  8. How will I see the schedule and the decisions you need from me?

How Forma works

Every Forma project starts with a site visit and a written scope, runs on a schedule you can see, and has one point of contact. Changes are priced and approved before work begins. See our seven-step process or the services for kitchens, bathrooms and whole-home remodels.

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