Key takeaways
- Florida requires contractors to be licensed. Certified contractors can work statewide, while registered contractors work only in specific local jurisdictions. Verify the license, the work type and the qualifying business number before you sign.
- Unpaid subcontractors and suppliers can place a lien on your property even if you paid your contractor. Tie payments to completed work and collect lien releases.
- If a residential contractor takes more than 10 percent of the contract price up front, Florida law sets deadlines to apply for permits and to start work.
- Never agree to skip a permit. The Florida Bar's advice is blunt: if your contractor suggests it, find another contractor.
A renovation or new build is one of the largest cheques many owners write. The contract and the payment schedule protect you as much as the contractor you choose. In Florida, they also decide whether an unpaid supplier can put a lien on your home.
This guide explains how to hire a general contractor in South Florida: the license, the contract, how liens work, the rules on deposits and how to pay safely. It draws on The Florida Bar's consumer pamphlet and the Florida Statutes. It is not legal advice.
How do you check that a Florida contractor is licensed?
The Florida Bar's consumer pamphlet, updated June 2026, says Florida requires contractors to be licensed. Certified contractors can work anywhere in the state. Registered contractors work only in the local jurisdictions where they are registered.
You verify a license through the Florida Department of Business and Professional Regulation (DBPR) at MyFloridaLicense.com. The pamphlet advises you to:
- Confirm the license is active and covers the type of work you want done.
- Get the contractor's license number and any qualifying business (QB) number.
- Check that permits will be pulled for work that needs them.
The pamphlet adds that contracting without a license is a crime in Florida. A license is not a guarantee of quality, so also ask for references and visit finished projects.
Why does a permit matter?
The Florida Bar's advice is simple: if your contractor suggests not pulling a permit, find yourself another contractor. Unpermitted work can cause problems at sale, with insurance and with inspections. Make sure the contract says who pulls the permits and who pays the fees.
If you are hiring a designer first, see our guides to hiring an architect and hiring an interior designer.
How do construction liens work in Florida?
Contractors, subcontractors, suppliers and laborers who are unpaid may be able to place a lien on your property. The Florida Bar's pamphlet notes that a lien can block a sale or refinancing and can lead to a foreclosure lawsuit and a court-ordered sale. Subcontractors and suppliers without a direct contract with you can still have lien rights, so you could be asked to pay for the same work or materials twice.
| Document or rule | What it is | Timing reported |
|---|---|---|
| Notice of Commencement | Signed by the owner and recorded in the public records before construction begins | Before work starts |
| Notice to Owner | Sent by subcontractors or suppliers who have no direct contract with you | Within 45 days of first starting work |
| Claim of Lien | A recorded claim against your property by an unpaid party | Must be recorded within 90 days of the last work or materials; one year to enforce |
| Contractor's Final Payment Affidavit | Lists any unpaid parties | Get it before the final payment |
How should you pay a contractor safely?
The Florida Bar's pamphlet recommends these steps:
- Keep the contract in writing. Unwritten agreements may be hard to enforce.
- Tie payments to work actually completed. Avoid paying for work not yet done.
- Collect lien releases. Once you receive a Notice to Owner, get lien releases from the relevant subcontractors or suppliers with each payment.
- Hold back the final payment until the work is complete and any issues are resolved.
- Get a Contractor's Final Payment Affidavit before you pay the final instalment.
- Pay only with documentation. Undocumented payments raise lien and financial risk.
If you receive or learn of a Claim of Lien, the pamphlet advises seeking legal advice promptly. It lists The Florida Bar Lawyer Referral Service at 800-342-8011.
What is the rule on large deposits?
Florida Statutes section 489.126, as published in the 2023 statutes, applies when a contractor receives an initial payment totaling more than 10 percent of the contract price for residential work. It sets these deadlines:
- The contractor must apply for the necessary permits within 30 days of payment, unless no permit is needed.
- The contractor must start work within 90 days after all necessary permits are issued.
- The deadlines do not apply where the contractor has just cause for delay, or where you agreed in writing to a longer period.
If a deadline is missed, you must send a written demand by certified mail, return receipt requested. The law presumes no just cause if the contractor does not act within 30 days of that demand. Penalties for violations rise with the amount taken, from a first-degree misdemeanor under $1,000 to a first-degree felony at $200,000 or more. Check the current statute or ask your attorney, because laws change.
What should you ask before you hire?
- What is your license number and qualifying business number, and is the license certified or registered?
- Who pulls the permits, and when?
- What is the payment schedule, and what is tied to each payment?
- How will you handle lien releases from subcontractors and suppliers?
- Who are the subcontractors, and do they hold the licenses their trades need?
- What is the start date, the expected finish date and the process for changes?
- Can I visit two recent projects and speak to those owners?
Frequently asked questions
How do I hire a general contractor in Florida? Shortlist licensed contractors, verify each on MyFloridaLicense.com, compare written bids for the same scope, check references and sign a written contract with a payment schedule tied to completed work.
What is the difference between a certified and a registered contractor? The Florida Bar says certified contractors can work statewide, while registered contractors work only in specific local jurisdictions.
What happens if I hire an unlicensed contractor? The Florida Bar says contracting without a license is a crime in Florida. You also risk losing the protections that come with a licensed contractor, so check first.
Can a subcontractor put a lien on my house if I paid my contractor? Possibly. Subcontractors and suppliers without a direct contract with you may have lien rights, so you could be asked to pay twice. That is why lien releases matter.
What is a Notice of Commencement? It is a document signed by the owner and recorded in the public records before construction begins.
How much can a contractor ask for up front? Florida sets no single cap in the pamphlet, but section 489.126 attaches permit and start deadlines to initial payments above 10 percent of the contract price for residential work.
What is a Contractor's Final Payment Affidavit? It is a document that lists any unpaid parties. The Florida Bar advises getting one before the final payment.
Should I pay for work not yet done? No. The pamphlet advises tying payments to work actually completed and holding back the final payment.
Sources checked
The Florida Bar, Building or Remodeling a Home in Florida: What You Need to Know (Consumer Pamphlet 005, updated June 2026), at floridabar.org; Florida Statutes section 489.126 (2023); Florida DBPR license verification at MyFloridaLicense.com. Laws and deadlines change, so confirm with an attorney.