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How to choose a general contractor in Florida
Verify the contractor's license on the Florida DBPR website, confirm it is current and qualifies the company you are signing with, get certificates of general liability and workers' compensation insurance, ask about payment and performance bonds, and compare written bids that cover the same scope, exclusions, allowances, and schedule.
How do I check a contractor's license in Florida?
Use the Florida Department of Business and Professional Regulation (DBPR) license search. Search by license number or by business name, confirm the status is current and active, and check that the license qualifies the business entity on your contract. Registering an LLC or holding a local business tax receipt does not make a company a licensed contractor.
A certified general contractor license (prefix CGC) is valid statewide. A registered license is limited to the local jurisdictions where the contractor holds a local certificate of competency. Florida also requires licensed contractors to show their license number in their advertising. FINREIT's license is CGC1533570.
What insurance should a general contractor carry?
Ask for certificates of insurance sent directly by the contractor's insurance agent: general liability, workers' compensation (or a valid state exemption), and commercial auto. Your contract should name who carries builder's risk insurance and whether you are added as an additional insured.
Do I need a bonded contractor?
Public building projects in Florida generally require payment and performance bonds under Section 255.05, Florida Statutes. On private projects, owners and lenders can require them. A bond protects you if the contractor fails to finish or fails to pay subcontractors and suppliers, and a surety's willingness to bond a contractor is itself a sign of financial vetting.
What should a written bid include?
- A clear scope tied to specific drawings and specifications.
- Exclusions, allowances, and assumptions.
- Schedule, payment terms, and retainage.
- How change orders are priced and approved.
- Warranty terms.
Be wary of a bid that is much lower than the rest. It often leaves scope out. See what drives commercial construction cost.
How does Florida's construction lien law affect owners?
Under Chapter 713, Florida Statutes, subcontractors and suppliers who are not paid can record a lien against your property, even if you paid your general contractor. Protect yourself by recording a Notice of Commencement where required, tracking notices to owner, and collecting lien waivers or releases with each payment and a final payment affidavit before final payment.
Ready to talk to a licensed contractor? Request a bid or see our services.
Frequently asked.
How do I verify a contractor license in Florida?
Search the contractor's name or license number on the DBPR license search at myfloridalicense.com. Confirm the license is current and active and that it qualifies the business named on your contract.
What is the difference between a certified and a registered contractor in Florida?
A certified contractor license is issued by the state and valid anywhere in Florida. A registered license only allows work in the local jurisdictions where the contractor holds a local certificate of competency.
Can I get a lien on my property if I already paid my contractor?
Yes. Under Florida's Construction Lien Law, unpaid subcontractors and suppliers can lien the property. Collect lien waivers or releases with each payment and a final payment affidavit before you make final payment.
Is FINREIT licensed?
Yes. FINREIT holds Florida Certified General Contractor license CGC1533570. You can confirm it on the DBPR license search.