Questions to Ask Before Hiring a Contractor in Florida

Verify the Contractor's License First

Start by confirming any contractor holds a current, active license from the Florida Department of Business and Professional Regulation. Licensed contractors must list their license number in advertisements. DBPR tips for hiring licensed professionals

Visit the official DBPR license search or use the free DBPR mobile app. Search by name or license number and review status, any disciplinary actions, and the qualified business name. How to verify a license

Ask the contractor for their license number and verify it yourself. An occupational license or business filing with Sunbiz does not replace a DBPR construction license. What services require a DBPR license

Steps to Verify a License Online or via App

1. Go to the DBPR verification portal at MyFloridaLicense.com and select search by license number or by name.
2. Enter the details provided by the contractor and review the full record for active status, expiration date, and any qualifying business entity.
3. Check the history section or linked documents for complaints, disciplinary actions, or prior license issues.
4. Confirm the individual named as the qualifying agent matches the person who will supervise the work on site.
5. Repeat the search using the business name to ensure the entity is properly qualified under the license.

Common Jobs That Require a DBPR Construction License

Many home projects in Florida require a state-issued contractor license when performed for compensation. Examples include roof repairs or replacements, structural alterations, plumbing work, electrical installations or repairs, air conditioning work, and building additions such as carports or sunrooms. Services that typically do not require a DBPR license include tree trimming, debris removal, or installing non-fixed items like certain awnings or pavers. Always confirm with the official DBPR list for your specific project because local requirements may add layers of oversight.

Red Flags During License Checks

Look for licenses listed as inactive, expired, or in probationary status. Note any record of complaints or board actions. Verify that the contractor advertises the correct license number and that it matches the verified record exactly. Out-of-state licenses do not authorize work in Florida without DBPR certification or registration.

Confirm Insurance Coverage

Active licensees must maintain minimum liability insurance and workers' compensation coverage or an exemption. General and building contractors need at least $300,000 public liability and $50,000 property damage insurance. Other categories require $100,000 liability and $25,000 property damage. Construction Industry FAQs

Ask for certificates of insurance for general liability and workers' compensation. Verify workers' compensation status through the Department of Financial Services if possible. Failure to maintain required coverage can lead to license issues under s. 489.114, F.S. and s. 489.115, F.S.

Request proof that the policy is current and covers the specific work. Contact your own insurance agent to confirm your homeowner policy aligns with the project.

Checklist for Insurance Documentation

• Request certificates of insurance directly from the insurer, not just copies provided by the contractor.
• Confirm the policy names your property address or project and lists adequate coverage limits for the job scope.
• Verify workers' compensation coverage or a valid exemption on file with the Department of Financial Services Division of Workers' Compensation.
• Check that the certificate shows continuous coverage through the expected project completion date.
• Ask about any exclusions that might leave gaps for the type of work being performed.

Why Insurance Matters for Homeowners

Proper coverage protects against property damage, bodily injury claims, and potential liens from unpaid subcontractors. Without it, homeowners may face unexpected costs or complications during claims. Contractors must keep coverage active as a condition of licensure, and lapses can trigger board review.

Review the Written Contract Details

Get every agreement in writing. The contract should include a detailed description of the work, materials, start and completion dates, total cost, and a clear payment schedule. Avoid large upfront payments or cash-only requests. DBPR Hurricane Guide

Ensure the contract states who obtains permits and includes provisions for change orders in writing. Florida law requires certain disclosures in financed home improvement contracts under s. 520.73, F.S.

Ask whether the contractor will provide a final payment affidavit confirming subcontractors and suppliers have been paid. s. 713.06, F.S.

Required Elements in Financed Home Improvement Contracts

Florida statutes outline specific content for financed home improvement contracts. The agreement must include the seller's name, address, and license number; names of employees involved in solicitation or negotiation; approximate start and completion dates; and a clear description of work and materials. It must also disclose the amount financed and provide a separate itemization of cash price, down payment, and other charges. The contract must warn the owner not to sign in blank, confirm entitlement to a copy, and note potential liens.

Practical Contract Review Checklist

• Verify the total price, payment schedule with specific amounts and timing, and any allowances for materials.
• Confirm the contractor is responsible for pulling all required permits and scheduling inspections.
• Include a written change-order process that requires signatures and price adjustments before extra work begins.
• Specify remedies for delays or extension rights tied to weather or supply issues.
• Require the contractor to provide lien waivers or releases at each payment stage.
• State that the final payment is due only after the final payment affidavit is delivered and all inspections pass.

Understanding the Final Payment Affidavit

Under Florida law, before final payment the contractor must deliver a sworn affidavit listing any unpaid lienors under the direct contract or stating all have been paid. The document follows a statutory form and must be executed at least five days before any lien enforcement action. Homeowners may rely on this affidavit when making final payment, but they should retain copies and confirm with known subcontractors if concerns arise.

Additional Questions on Experience and References

Request references from recent Florida projects and contact them directly. Ask about similar jobs completed in your area and how the contractor handles permitting and inspections.

Confirm the contractor qualifies the business entity listed on the license. Only the qualifying agent named on the license can supervise the work.

Questions to Ask References

1. Did the project finish on or near the agreed timeline, and how were any delays handled?
2. Were permits pulled correctly and did all inspections pass without major issues?
3. How responsive was the contractor to questions or needed adjustments during the work?
4. Were subcontractors and suppliers paid promptly, avoiding any lien notices?
5. Would you hire the same contractor again for a similar project?

Verifying Qualifying Agent and Business Entity

The license record shows the qualifying agent responsible for supervision. Confirm this person will be actively involved or that a properly designated substitute is in place. Business filings on Sunbiz confirm the legal entity but do not replace DBPR licensing checks.

Payment and Project Timeline Protections

Discuss a realistic timeline and include penalties or remedies for delays in the contract. Never sign blank documents or contracts with unclear terms.

Compare written estimates from multiple licensed contractors. Be cautious of bids that are significantly lower than others.

Florida Home Network lists 98,541 businesses built from DBPR license and Sunbiz records as of October 15, 2026. Use the directory to cross-check licensed pros in your trade.

Tips for Comparing Bids and Managing Payments

Obtain at least three written estimates that detail scope, materials, and timelines. Avoid any contractor who pressures for large deposits before work starts or refuses to provide a written contract. Tie payments to completed phases verified by inspection where possible. Keep records of all communications and payments.

Additional Protections During the Project

Monitor progress against the contract schedule. Require written approval for any deviations. At project end, obtain the final affidavit, final inspection approvals, and all warranty information before releasing the last payment. Report suspected unlicensed activity through official DBPR channels if concerns arise.