Choosing the right contractor can make or break your construction or renovation project. In Florida, hiring the wrong person can lead to unlicensed work, code violations, payment disputes, or even liens on your property.
The best protection? Ask the right questions before you sign the contract — not after the problems begin.
Here are the top questions Florida property owners should ask before hiring a contractor, along with tips for verifying their answers.
1. Are You Properly Licensed in Florida?
Florida law requires most contractors — including general, roofing, electrical, plumbing, and HVAC contractors — to hold a state license from the Department of Business and Professional Regulation (DBPR).
Ask:
- What type of license do you have?
- What is your license number?
Then verify it here: https://www.myfloridalicense.com
🚨 Red flag: If the contractor says they don’t need a license or offers to “pull a permit under someone else,” walk away.
2. Are You Insured and Bonded?
Contractors should carry:
- General liability insurance
- Workers’ compensation (unless exempt)
- A valid bond, if required by the county or for larger projects
Ask:
- Can I see your certificate of insurance?
- Is your coverage current and valid in Florida?
If an uninsured worker is injured on your property, you could be held liable.
3. Who Will Actually Be Doing the Work?
Find out if the contractor will:
- Use employees or hire subcontractors
- Personally supervise the project
- Be on-site regularly or rarely present
Also ask:
- Who pulls the permits?
- Who handles inspections?
You’re hiring a company — not just a name. Make sure you know who’s really running your project.
4. Can You Provide Recent References?
Ask for:
- 3–5 recent references from Florida jobs
- Contact information for past clients
- Photos or videos of completed projects
Good contractors are proud of their work — and happy to show it off.
5. What’s Included in Your Estimate or Proposal?
Make sure your contract includes:
- A clear scope of work
- Payment schedule
- Change order process
- Estimated start and completion dates
Ask:
- Is this a fixed-price contract, or cost-plus?
- Are materials, permits, and cleanup included?
Ambiguity in the contract leads to disputes down the line — don’t leave anything to guesswork.
6. What Is Your Payment Schedule?
Avoid contractors who ask for:
- Large deposits (more than 10–20% upfront)
- Cash payments without receipts
- Payment before materials are delivered or work is performed
Ask:
- Do you accept payments after passing inspections or completing stages of work?
- Do you provide lien waivers with each payment?
✅ In Florida, lien waivers protect you from subs and suppliers filing liens on your property.
7. What’s Your Policy on Change Orders and Extras?
Change orders are one of the biggest sources of conflict. Ask:
- How are changes handled?
- Do you require written approval before doing extra work?
- Will you update pricing and timelines in writing?
All change orders should be signed and documented before the extra work starts.
8. Have You Ever Been Sued or Had Complaints Filed With the DBPR?
You can search for complaints and disciplinary actions through the DBPR license lookup. Ask directly:
- Have you been sued by a client?
- Are there any open complaints or license issues?
A contractor’s reaction to this question tells you a lot — even if the answer is yes.
9. Can You Guarantee the Work?
Ask:
- Do you offer a written warranty on labor and materials?
- What’s the length of your warranty?
- What’s excluded?
A legitimate contractor should stand behind their work and be willing to fix issues that arise within a reasonable time.
10. Will You Put Everything in Writing?
Never work with a contractor who refuses to:
- Sign a detailed written contract
- Provide signed change orders
- Deliver lien waivers with payment
- Put verbal promises in writing
If it’s not written down, it’s not enforceable — especially in court.
Bonus: Always Trust Your Gut
How a contractor communicates during your first few conversations is a strong indicator of how they’ll manage your project. Look for:
- Responsiveness
- Willingness to answer questions
- Transparency
- Professionalism
Don’t be afraid to walk away from a bid that feels rushed, vague, or pushy.
How Douglas Firm Can Help
At Douglas Firm, we work with Florida homeowners, developers, and business owners to:
- Review contractor agreements before you sign
- Advise on payment structure and lien protection
- Handle disputes over delays, defects, or unlicensed work
- Protect your property from liens and legal exposure
Before problems start — or after they’ve already begun — we’re here to protect your project and your property.
Contact Douglas Firm Today
If you’re planning a construction or renovation project in Florida, make sure you hire the right contractor and have the right documents in place.
📞 954.474.4420
📧 andrew@douglasfirm.com
🌐 www.douglasfirm.com