How to hire a general contractor in Florida

Updated 2026-08-11

A remodel or addition is usually the largest cheque a homeowner writes after the mortgage itself. Florida's licensing system gives you real protection — but only if you use it before signing, not after something goes wrong.

Step 1: work out which licence your project needs

Florida doesn't have one "contractor" licence. Which one your project requires depends on scope:

• CGC — Certified General Contractor. Unlimited: any structure, any height, commercial or residential. Needed for major structural work and larger builds.
• CBC — Certified Building Contractor. Commercial buildings up to three stories, plus residential.
• CRC — Certified Residential Contractor. One- and two-family homes up to two stories — the right licence for most house remodels and additions.
• Trade licences. Roofing (CCC), plumbing (CFC), air conditioning (CAC) and pool (CPC) work must be done by — or subcontracted to — someone holding that specific licence, even when a general contractor runs the job.

This directory lists 27,735 active general contractors and 21,112 building and residential contractors across Florida, each shown with its licence number so you can confirm the class matches your job.

Step 2: verify, then verify insurance separately

Check the licence number on the state portal — our verification guide takes five minutes and also shows you how to check complaint history. Then ask for current certificates of liability insurance and workers' compensation, issued directly to you by their insurer, not a photocopy. If a worker is injured on your property and the contractor has no comp coverage, that exposure can land on you.

Step 3: get three real quotes

Not three numbers on the back of a card — three itemised written proposals covering the same scope, so they're actually comparable. Each should specify materials and brands, labour, permit responsibility, timeline with start and completion dates, how change orders are priced, and the cleanup and disposal arrangement.

Treat an outlier low bid as information, not a bargain. It usually means a scope gap you'll pay for later as a change order, or a corner being cut on permits, insurance or licensing.

Step 4: the contract details that matter

• Permits. The contractor pulls them. If they ask you to pull the permit as "owner-builder", refuse — that makes you legally responsible for the work and is a classic move by the unlicensed.
• Payment schedule. Tied to milestones, with the final payment held until after final inspection and your punch list is cleared.
• Change orders in writing. Every one, priced and signed before the work happens.
• Lien releases. Require signed releases from subs and suppliers before each draw, and a final release before the last payment.
• Warranty. What's covered, for how long, and by whom.

Warning signs to walk away from

• Door-to-door solicitation, especially after a storm.
• Cash-only pricing, or a "discount" for skipping the permit.
• Pressure to sign today, or a quote that expires in hours.
• Refusing to give a licence number, or giving one that doesn't match the company name on the contract.
• Asking for most of the money before work starts.
• Working "under someone else's licence" — illegal in Florida, and it leaves you with no recourse.

Frequently asked questions

What is the difference between CGC, CBC and CRC in Florida?

A Certified General Contractor (CGC) holds the broadest licence — any building, any height, including commercial. A Certified Building Contractor (CBC) can handle commercial buildings up to three stories plus residential work. A Certified Residential Contractor (CRC) is limited to one- and two-family homes up to two stories. All three are statewide; the "R" versions (RG, RB, RR) are registered rather than certified, meaning they are limited to specific local jurisdictions.

Do I need a licensed contractor for a small remodel in Florida?

It depends on the work, not the price. Anything structural, or touching roofing, plumbing, electrical or HVAC systems, requires the appropriate state licence and usually a permit. Cosmetic work like painting or flooring generally does not. When in doubt, call your county building department — they will tell you whether a permit is required, and a permit requirement means a licensed contractor.

How should payments to a contractor be structured?

In stages tied to completed milestones, never a large sum up front. A modest deposit, then draws as defined phases finish, and a final payment only after inspection and your walkthrough. Florida law limits certain up-front payments, and a contractor demanding most of the money before starting is the single most reliable warning sign there is.

What is a notice to owner, and why did I receive one?

Under Florida's construction lien law, subcontractors and suppliers who are not paid directly by you can send a Notice to Owner, preserving their right to place a lien on your property — even if you already paid your general contractor. Receiving one is normal; ignoring it is not. Before final payment, ask for lien releases from every sub and supplier who sent one.

General guidance for Florida homeowners, not legal advice. Construction lien law is genuinely complex — for a large project, having a construction attorney review the contract is money well spent.

More guides: Risks of hiring unlicensed · Roof replacement cost guide