How to Hire a Contractor: Tips for Homeowners

Choosing the right contractor can mean the difference between a successful project and a costly nightmare. Florida's construction industry includes thousands of legitimate professionals—but also its share of unqualified operators and outright scammers. This guide helps you find quality contractors and protect yourself throughout the construction process.

Start with Research

Before contacting contractors, do your homework.

Define Your Project

Clear project definition helps contractors provide accurate bids:

• What exactly needs to be done?
• What's your realistic budget range?
• What's your desired timeline?
• Are there specific materials or brands you want?
• What problems are you trying to solve?

Written project scope helps ensure you get comparable bids.

Understand Licensing

Florida requires contractor licensing for most construction work.

License types:

• General Contractor: Can perform or supervise any construction
• Building Contractor: Residential and commercial buildings
• Residential Contractor: Homes up to 4 stories
• Specialty Contractors: Specific trades (roofing, plumbing, electrical)

Verify any license at:

myfloridalicense.com - Free, instant verification

Never hire an unlicensed contractor for work requiring a license.

Finding Contractors

Multiple sources help identify potential contractors.

Good Sources

• Personal referrals: Friends, family, coworkers with recent projects
• Neighborhood observations: Whose trucks do you see doing quality work?
• Trade associations: NRCA, ABC, local builders associations
• Manufacturer certifications: Check with material manufacturers
• Local building supply stores: They know who buys quality materials

Use Caution With

• Door-to-door solicitors: Especially after storms
• Online-only reviews: Can be manipulated
• "We were in the neighborhood" offers: Often scams
• Pressure tactics: Legitimate contractors don't need them
• Significantly lowest bids: May indicate problems

Vetting Contractors

Thorough vetting protects your investment.

Verify Credentials

License verification (myfloridalicense.com):

• License is current and valid
• License type matches your project
• No disciplinary actions
• Business name matches license

Insurance verification:

• General liability insurance (minimum $300,000, preferably $1M+)
• Workers' compensation insurance
• Request certificates of insurance directly from insurer
• Verify you're listed as additionally insured on liability policy

Business establishment:

• Physical business address (not just P.O. box)
• Years in business under current name
• Registered with Florida Department of State (sunbiz.org)

Check References

Actually call references—don't just collect names.

Questions to ask:

• Was the project completed on time and on budget?
• How did they handle problems that arose?
• Was the work site kept clean and safe?
• Were they responsive to questions and concerns?
• Would you hire them again?
• Can I see the completed work?

Visit recent projects if possible. Seeing completed work tells you more than references.

Review History

• Better Business Bureau rating and complaints
• Google reviews (look for patterns, not just ratings)
• Department of Business and Professional Regulation complaints
• Court records for contractor disputes

Getting and Evaluating Bids

Compare bids systematically to make informed decisions.

Request Detailed Written Bids

Bids should include:

• Detailed scope of work (what exactly will be done)
• Specific materials with brands and model numbers
• Labor costs (may be combined with materials)
• Permit fees and who obtains them
• Timeline with start and completion dates
• Payment schedule tied to milestones
• Warranty terms

Vague bids make comparison impossible and lead to disputes.

Comparing Bids

Ensure you're comparing equivalent proposals:

• Same materials and specifications
• Same scope of work
• Same preparation and cleanup standards
• Same warranty coverage

Price analysis:

• Very low bids may indicate: cutting corners, underestimating, or bait-and-switch
• Very high bids may indicate: overpricing or including unnecessary work
• Focus on value, not just price

Questions to Ask

Before deciding:

• Who will be on site daily?
• What's your communication process?
• How do you handle change orders?
• What happens if there are delays?
• Who handles permits and inspections?
• What's your warranty and how do I make a claim?

The Contract

A written contract protects both parties.

Essential Contract Elements

• Parties: Your name and contractor's legal business name
• Project description: Detailed scope of work
• Materials: Specific products, brands, quantities
• Timeline: Start date, completion date, milestone dates
• Price: Total cost, payment schedule, change order process
• Permits: Who obtains and pays for permits
• Insurance: Requirements and verification
• Warranties: What's covered, for how long, claim process
• Dispute resolution: How disagreements will be handled
• Cancellation: Terms for terminating the contract

Red Flags in Contracts

Be wary of:

• Vague or missing scope description
• Large upfront payment requirements (more than 10-15%)
• Waiver of your rights to file complaints
• No start or completion dates
• "Time and materials" with no cap
• Contractor-favorable dispute terms only

Florida-Specific Protections

Florida law provides homeowner protections:

• 3-day right to cancel for contracts signed at your home
• Lien rights protection (require lien waivers with payments)
• Construction defect notification requirements

Understand your rights before signing.

Managing the Project

Stay involved without micromanaging.

During Construction

Your role:

• Be available for questions and decisions
• Conduct regular walk-throughs
• Document progress with photos
• Address concerns promptly
• Verify work before approving payments

Contractor's role:

• Execute work according to contract
• Maintain clean, safe job site
• Communicate schedule and changes
• Obtain inspections as required
• Address your concerns professionally

Handling Problems

Issues will arise. Handle them constructively:

• Communicate concerns in writing
• Reference specific contract terms
• Document everything
• Seek resolution before escalation
• Involve authorities if necessary (building department, DBPR)

Payment Best Practices

Protect yourself with smart payment practices:

• Never pay full amount upfront
• Tie payments to completed milestones
• Verify work quality before each payment
• Hold 10% retainage until punch list completion
• Get lien waivers with each payment
• Pay final payment only after all work is complete

Warning Signs of Contractor Fraud

Know the red flags that indicate problems.

Before hiring:

• Demands cash payment only
• Unusually low bid
• Pressure to sign immediately
• No physical business address
• Can't provide license or insurance information
• Offers to work without permits

During project:

• Requests large payments before work is done
• Poor communication
• Excessive change orders
• Substandard work quality
• Using different materials than specified
• Crew turnover or long absences

Trust your instincts. If something feels wrong, it probably is.

After the Project

Complete these steps when work is finished.

Final Inspection

• Walk through with contractor
• Create written punch list of incomplete or deficient items
• Verify all contract scope was completed
• Obtain final permit inspection approval
• Get certificate of completion from building department

Documentation to Collect

• Final lien waiver from contractor and all subcontractors
• Warranty documentation
• Product manuals and specifications
• Permit closure documentation
• Photos of completed work
• Contact information for future warranty claims

Final Payment

Release final payment only when:

• Punch list is complete
• Final inspection passed
• All lien waivers received
• All documentation provided

Pro Specialty Services provides transparent consultation and project management throughout Lake County. We encourage homeowners to verify our credentials and compare our work—that's how you find contractors you can trust.

For more guidance, explore our articles on choosing a roofing contractor, getting and comparing quotes, and planning home renovations. Before your project, also check out our construction timeline guide.