Renovation Guides
How to choose a contractor in Florida
A practical checklist for hiring a Florida contractor: state license, insurance, workers' comp, quotes, contracts, deposits, liens and red flags.
Renovation Guides
12 Common Remodeling Mistakes Florida Homeowners Make
Common, costly remodeling mistakes in Florida, from unlicensed contractors and skipped permits to ignored flood zones, HOA rules and missing lien releases.
Last updated: Checked against official sources: 2 min readBy the Florida Renovation Guide editorial teamTopic: Permits & Contractor Guides
The short answer
- Hiring without checking the state license is the most avoidable mistake, and it cuts you off from the Homeowners' Construction Recovery Fund.
- Skipping permits or the Notice of Commencement creates problems with insurance, liens and selling later.
- In flood zones, big projects can trigger the FEMA 50% rule. Check before you design.
- Paying too far ahead and not collecting lien releases are money mistakes that are easy to avoid.
On this page
Many remodeling problems are predictable, which means they can be avoided. These are common mistakes that can cost Florida homeowners a lot of money and stress.
1. Not checking the license
Florida makes it easy to check: search the contractor at MyFloridaLicense.com. An unlicensed contractor can't pull permits, may not carry insurance, and leaves you without access to the Homeowners' Construction Recovery Fund. See how to check a contractor.
2. Skipping permits
Unpermitted work can surface when you sell, refinance or file an insurance claim, and you may have to open it up or redo it. Permits also create the record that wind mitigation inspectors and insurers rely on.
3. Pulling the permit for your contractor
If a contractor asks you to pull an owner-builder permit for work they're doing, you take on their legal responsibilities. See owner-builder permits.
4. Not recording a Notice of Commencement
On jobs over $5,000, the Notice of Commencement is part of how Florida's lien law protects you. Skipping it can leave you paying twice.
5. Paying too much up front
Large deposits with no clear purpose put your money at risk. Florida law adds deadlines once a deposit exceeds 10% of the price. See contractor deposits.
6. Not collecting lien releases
Subcontractors and suppliers can lien your home if your contractor doesn't pay them. Collect releases from everyone who sends a Notice to Owner; see Florida's lien law.
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7. Ignoring the flood zone
In a flood zone, a large remodel or addition can trigger the FEMA 50% rule and require elevating the home. Check before you design; see the 50% rule.
8. Starting before HOA approval
Building something your HOA hasn't approved can mean fines or removal. See HOA approval.
9. Buying products that aren't approved
Windows, doors, shutters and roofing must carry the right product approval for your area. Online bargains may not pass inspection; see hurricane codes and product approval.
10. Not budgeting for hidden damage
Rotted decking, termite damage and old drains are common. Keep a contingency.
11. Choosing on price alone
The cheapest quote often leaves things out. Compare scope line by line; see why quotes differ.
12. Signing in a hurry after a storm
Storm-chasers rely on urgency. Make temporary repairs, then take the time to check licenses and read contracts; see avoiding storm repair scams.
For the full hiring process, read how to choose a contractor in Florida.
Frequently asked questions
What's the single most important thing to check before hiring?
The contractor's state license, at MyFloridaLicense.com. Make sure it's active and covers the work, then check insurance and workers' compensation.
Is it a mistake to remodel during hurricane season?
Not necessarily. Much interior work goes on all year. For roofs, windows and outdoor projects, plan for weather delays and make sure your contractor has a storm plan.
Official sources
- Report unlicensed activity (Florida Department of Business and Professional Regulation)
- Section 489.126, moneys received by contractors (The Florida Senate)
- FEMA 50% rule (City of Miami Beach)
- Section 713.135, notice of commencement and applicability of lien (The Florida Senate)
We summarize official information in our own words and link to the source. Requirements can change, so confirm details with the source before relying on them. Our editorial standards
Related guides
Renovation Guides
How to check a contractor's license
Look up a Florida contractor on MyFloridaLicense.com, check local registration in counties like Brevard, verify workers' comp and report unlicensed work.
Renovation Guides
How much should you pay up front?
How contractor deposits work in Florida: the 10% rule in section 489.126, special-order items, progress payments, lien releases and work that never starts.
Permits & Regulations
The FEMA 50% rule explained
How the FEMA 50% rule works for Florida renovations and storm repairs in flood zones, how market value is set, and how to plan around it.
Renovation Guides
How Florida's lien law affects you
How Florida construction lien law works for homeowners: Notices to Owner, lien releases, the final affidavit and how to avoid paying twice.
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How much contingency should you budget?
How much to set aside for surprises on a Florida remodel, what a contingency should cover, and the Florida-specific costs that are not contingency at all.