Quick answer: To hire a general contractor in Broward County, verify their Florida license at myfloridalicense.com, confirm general liability and workers’ compensation coverage, get a written contract with a detailed scope and milestone-based payments, make sure they pull the permit, and collect lien releases before your final payment. Florida law also protects you on deposits and requires specific notices in residential contracts over $2,500.
Hiring the wrong contractor is the most expensive mistake a homeowner can make — and after every hurricane season, South Florida sees a wave of unlicensed operators. This checklist walks you through exactly how to vet a general contractor in Fort Lauderdale and Broward County, using the protections Florida law already gives you.
Step 1: Verify the Florida License
Every contractor doing structural or permitted work in Florida must be licensed by the Department of Business and Professional Regulation (DBPR). Search the contractor’s name or license number at myfloridalicense.com (“Verify a License”). Look for:
- The right license type: Certified General Contractor (CGC), Certified Building Contractor (CBC) or Certified Residential Contractor (CRC) for general work; a roofing license for roofing.
- Status “Current, Active” — and no disciplinary history you aren’t comfortable with.
- A matching business name — the license should belong to the company you’re signing with.
The license number should appear on the contractor’s contract, estimates and vehicles. If someone can’t give you one, stop there.
Step 2: Confirm Insurance
Ask for a certificate of insurance showing general liability and workers’ compensation (or a valid state exemption). Without workers’ comp, an injured worker on your property can become your problem. For condo projects, most associations require the certificate before work begins — often naming the association as an additional insured.
Step 3: Get a Detailed Written Contract
A good contract protects both sides. It should include:
- A specific scope of work and materials (brands, models, finishes)
- A start date and estimated completion timeline
- A payment schedule tied to completed milestones — not dates
- How change orders are priced and approved, in writing
- Who pulls permits and schedules inspections
- Warranty terms and cleanup responsibilities
- The Florida Homeowners’ Construction Recovery Fund notice, which state law requires in residential contracts over $2,500
Step 4: Understand Your Deposit Protections
Under Florida law, a contractor who takes a deposit of more than 10% of the contract price must apply for the necessary permits within 30 days and begin work within 90 days after the permits are issued, unless your contract says otherwise. Large deposits demanded before any permit activity are a warning sign.
Step 5: Insist on Permits
Your contractor — not you — should pull the permit. Be wary of anyone who asks you to file as an “owner-builder” for work they are performing; that shifts legal responsibility onto you and can complicate insurance claims and future sales. Permitted, inspected work is also the documentation insurers use, for example on a wind mitigation report after a new roof.
Step 6: Protect Yourself From Liens
In Florida, unpaid subcontractors and suppliers can place a lien on your home even if you paid the general contractor. To protect yourself:
- For improvements over $2,500, a Notice of Commencement is recorded with the county before work starts.
- Keep any Notices to Owner you receive from subcontractors or suppliers.
- Collect lien releases as you pay, and a Contractor’s Final Payment Affidavit before the final payment.
Red Flags to Walk Away From
- No license number, or a license under a different name
- Cash-only payment or pressure to sign the same day
- Door-to-door solicitation right after a storm
- A large upfront deposit with no permit timeline
- A vague, one-line estimate with no materials listed
- Requests that you pull the permit yourself
Questions to Ask Before You Hire
- What is your license number, and is it in your company’s name?
- Have you completed similar projects in Broward County? Can I see photos or speak with a client?
- Do you have experience with High-Velocity Hurricane Zone product approvals?
- Who will be on site day to day, and how will you communicate with me?
- Which parts of the work do you subcontract?
Work With a Licensed Fort Lauderdale Contractor
Vision Build & Development is a licensed and insured general contractor based at 5711 NE 14th Ave in Fort Lauderdale, rated 5.0 on Google. We pull every permit, provide detailed written contracts, and handle everything from home remodeling and additions to kitchens, baths and roofs — across Broward County, including Hollywood. Call (954) 835-4490 or request a free consultation.
Frequently Asked Questions
How do I check a contractor’s license in Florida?
Search the contractor’s name or license number at myfloridalicense.com, the Florida DBPR license lookup, and confirm the status is current and active.
What license does a general contractor need in Florida?
A Certified General Contractor (CGC) license covers the broadest scope. Certified Building (CBC) and Certified Residential (CRC) contractors are licensed for narrower scopes of work.
How much deposit should a contractor ask for in Florida?
Florida doesn’t cap deposits, but if a contractor takes more than 10% they must apply for permits within 30 days and start work within 90 days after permits are issued, unless the contract states otherwise.
Who pulls the permit — the homeowner or the contractor?
The licensed contractor performing the work should pull the permit. Owner-builder permits make you legally responsible for the work.
How do I avoid a lien on my house?
Make sure a Notice of Commencement is recorded for larger jobs, keep Notices to Owner, and collect lien releases and a Contractor’s Final Payment Affidavit before paying in full.
Written by the Vision Build & Development team — a licensed and insured Florida Certified General Contractor (license #CGC1537007) at 5711 NE 14th Ave, Fort Lauderdale, rated 5.0 on Google. This article is general information, not legal advice. Last updated October 2026.
