Most renovation horror stories start the same way: a contractor who was never properly checked. In Florida, the checks take less than an hour, and the most important one is free.
1. Verify the license
Florida licenses contractors through the Department of Business and Professional Regulation (DBPR). You can look up any contractor at myfloridalicense.com using “Verify a License” and searching by name or license number.
Check that:
- The license is current and active
- The license type fits the job — a Certified General Contractor can take on a wide range of residential and commercial work, while specialty licenses cover narrower trades
- The name matches the company or person you are actually signing with
- There is no history of discipline you are uncomfortable with
Astela is led by Raphael Martins, Certified General Contractor, license #1530856 — you can look it up the same way.
2. Ask for proof of insurance
Ask for a certificate of insurance showing general liability coverage, and ask how workers’ compensation is handled. If you live in a condominium, the association will usually require a certificate naming it as an additional insured before any work begins. A professional contractor sends this without hesitation.
3. Make sure the job is permitted
If your project needs a permit, the contractor should pull it in their own name. Be cautious if you are asked to pull the permit yourself as an “owner-builder” for work someone else is doing — it shifts responsibility, and the risk, onto you.
Unpermitted work can cause problems later with insurance claims, when you sell, or if the city requires the work to be opened up for inspection.
4. Get a written, detailed scope and price
A good proposal describes exactly what is included and what is not: demolition, materials, fixtures, finishes, permits, cleanup and timeline. Vague proposals lead to disputes. Ask how changes are handled — the answer should be a written change order with a price, approved by you before the work is done.
5. Tie payments to progress
A deposit at signing is normal. After that, payments should follow completed milestones, not dates on a calendar. Be wary of being asked for most of the money up front, or for cash only.
Florida law also has a lien system that can affect homeowners when subcontractors or suppliers go unpaid. Ask your contractor how they handle lien releases as payments are made.
6. Talk to recent clients — and look at real work
Ask for references from projects similar to yours, completed recently, and call them. Ask to see photos of actual completed work rather than stock images. If you are in a condominium, ask whether the contractor has worked in buildings with similar rules.
The short checklist
- Active license on myfloridalicense.com, right type, right name
- Certificate of insurance
- Permit pulled by the contractor
- Written scope, price and change-order process
- Payments tied to milestones
- Recent references and real project photos
A contractor who welcomes these questions is usually the one you want.