How to Hire a Contractor in Florida Without Getting Burned

Verify the license, every time

Every contractor doing structural, electrical, plumbing, HVAC, roofing or pool work in Florida must hold a state license through DBPR, or a county competency license for some trades. Verification is free and takes one minute at myfloridalicense.com: search the name or license number and check the status says Current, Active.

A licensed contractor will put the license number on their proposal, their truck and their website. Someone who hesitates to give you a number is telling you something.

Know Florida’s deposit rule

Florida Statute 489.126 protects homeowners on deposits: when a contractor takes more than 10 percent of the contract price up front on work that needs a permit, they must apply for the permit within 30 days of the deposit and start work within 90 days after the permit issues. Walking away with a large deposit and no permit application is not just bad service in Florida, it can be a crime.

A reasonable deposit funds materials, not lifestyle. Be cautious with anyone asking for half the job before a permit exists.

The questions that separate pros from problems

• Who pulls the permit? The right answer is the contractor, under their license. A contractor asking you to pull an owner-builder permit is shifting liability to you.
• Can I see your general liability and workers comp certificates? Get them sent from the insurer, not photocopied.
• What is the payment schedule? Progress payments tied to completed milestones protect both sides.
• Who exactly is doing the work, employees or subs, and who supervises daily?
• Can I see two recent local jobs like mine? References from last month beat photos from years ago.

Red flags worth walking away from

• Door-to-door offers after a storm, especially with pressure to sign an assignment of benefits on the spot.
• Cash-only pricing or a discount for skipping the permit.
• A price wildly below every other quote. In this market, dramatically cheap has a reason.
• No written contract, or a contract without the license number, scope, timeline and payment schedule.

How YourLead does the vetting for you

Every pro who wins work through YourLead operates under a claimed, verified business profile, and homeowners see license information, reviews and past work before talking to anyone. You describe the project once, up to three matched local pros respond, and you choose who to talk to. Free for homeowners, always.