Remodeling
Planning a remodel? 10 questions to ask any Florida contractor
Before you sign, check the license, work plan, insurance, payments and supervision. These questions help you compare bids.
Quick answer
Before you hire a Florida contractor, check the license and ask for proof of insurance. Get the work, permits, payments and schedule in writing. Ask who runs the job and how changes get approved. Compare bids for the same work. Clear papers help you see what is included before you sign.
By Davis Build & Restore · Florida Certified Building Contractor CBC 1256241Last reviewed: Oct. 17, 20267 min read
Key takeaways
- Check the contractor’s license with the Florida Department of Business and Professional Regulation (DBPR).
- Know who gets permits. Do not pull an owner-builder permit without understanding your duties.
- Get the work plan, payment dates, schedule, change process and warranty in writing.
- Ask for insurance papers and lien releases. Find out who leads the work each day.
A bid is more than a price. It should say who is responsible, what work is included and how changes work. Permit rules in Pinellas County depend on the job. Do not assume small indoor work needs no permit.
Ask each bidder the same questions. Compare written answers. A good contractor explains the contract and lets you check their license before paying.
1. Is the license active, and does the name match?
Search for the contractor or business on the DBPR website. Check that the license is active and covers the work. Do not rely only on a card or website.
Match the DBPR name to the company on your bid and contract. Ask who will sign and who holds the license. Pause if names do not match.
For a related check, read our guide to remodel permits.
What to do: Check the license on DBPR. Save the result and match the name to the contract.
Check it yourself: Use DBPR’s official license search, not a bidder’s screenshot.
2. Who pulls and closes the permit?
Ask which permits you need and who will get them and book inspections. The county or city may handle permits in Pinellas County. Check with the right building department before work starts.
The contract should say who gets permits and shares approvals. Be careful if a contractor asks you to get an owner-builder permit. This can make you responsible for the work. Ask the building department what it means.
What to do: Write down who gets permits and books inspections. Confirm the process with your building department.
Check it yourself: Ask for the permit number. Check that the job and contractor match the record.
3. Could this be a rented or borrowed license?
A contractor cannot borrow a license to make a bid look valid. Watch for a license holder who never checks the job. Also watch for mismatched company names or pressure to get an owner-builder permit.
One warning sign does not prove a problem. Get answers before paying or starting work. Contact DBPR or your building department if you cannot confirm who is responsible. Do not rely on a promise that someone else will handle permits.
What to do: Make sure the contract, license, permit and payment names match.
Check it yourself: Ask who leads the job if the license holder is away.
4. Can you provide current insurance certificates?
Ask for insurance certificates and match the business name to the contract. A certificate is not the policy and does not prove every task is covered. Ask how subcontractors are covered.
If details are unclear, call the agent listed on the certificate. Check coverage before work starts and keep the papers. Do not assume every worker is insured.
What to do: Get current certificates. Call the listed agent with questions.
Check it yourself: Check the name and dates. Ask who covers workers and subcontractors.
5. Is the scope specific and the payment schedule tied to progress?
The written work plan should list tasks, materials, areas, cleanup and items left out. It should name choices still to be made. Vague phrases can cause confusion.
Ask what finished work triggers each payment. Do not pay the full amount up front. The contract should explain deposits, materials and the final payment.
What to do: Do not sign until you understand the work and payment plan.
Check it yourself: List all open choices, allowances and items not included.
6. Will you provide lien releases?
A lien release is a paper about payment and a possible claim on your home. Ask how the contractor pays workers and suppliers. Ask which releases you will get and when. Florida has rules and deadlines for these papers.
Keep bills, payment proof and releases together. Do not ignore a notice from a worker or supplier. Ask what it means. Get legal advice if you are unsure.
What to do: Write down which releases you will get and when.
Check it yourself: Track each payment, finished work and release paper.
7. How are change orders approved?
A remodel may uncover issues or lead you to change your mind. Do not agree to extra work in a quick talk. Ask for the new work, materials, schedule and cost in writing first.
Both sides should approve changes in writing. This shows what was already included. Ask who updates permits if the change affects an inspection.
What to do: Get signed approval before extra work or charges begin.
Check it yourself: Keep dated copies of changes with the contract.
8. What is the expected timeline?
Ask for a start date, work stages and expected finish. Materials, permits, inspections or hidden problems can cause delays. Ask how the contractor will tell you about changes.
Ask if the schedule counts workdays or all days. Find out how workers will use your home. The contract should say who updates you if dates change.
What to do: Get a written schedule and a plan for updates.
Check it yourself: Ask when you must make choices to keep work moving.
9. Who supervises the work day to day?
Ask who your main contact is and who can answer questions. Find out who leads workers, checks the job and handles concerns. Ask how often the supervisor will visit.
Agree on access, work hours, cleanup and urgent problems. Meet the project lead before signing if they are not the person who sold the job.
What to do: Write down the supervisor’s name and how often you will get updates.
Check it yourself: Ask who approves changes and who fills in for the supervisor.
10. What warranty is provided, in writing?
Ask when the work warranty starts, what it covers and what it leaves out. Product warranties may be separate and need registration. A spoken promise does not explain how to get help.
Get warranty papers before final payment if you can. Keep manuals, bills, permits and photos. A contractor warranty does not replace product terms or your legal rights.
What to do: Read and save the work and product warranty papers.
Check it yourself: Check how to report a problem and what response the paper promises.
When you don't need a contractor
You do not need to hire someone to ask questions or compare bids. Check the license on DBPR. Ask the building department about permits and get papers in writing.
Even for a small job, check permit rules before starting. Do not get an owner-builder permit to avoid checking who is responsible.
Pause if answers are vague, names do not match or you are pushed to pay. You can get another bid before work starts.
When to call a pro
For work that needs a licensed contractor, check the license and business name. Make sure the written bid answers your questions. Confirm who gets permits and books inspections. Check local rules with your building department.
To discuss a remodel, use the booking link. Bring questions, plans or photos. Get clear written terms before you decide.
What we check on a walkthrough
- The rooms or outside areas included in your plan.
- Visible conditions that may change the work or order of tasks.
- Site access, cleanup needs and how workers will use the home.
- Permit questions and choices still needed for a written scope.
Common questions
Sources
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