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How to Check a Contractor's Credentials in Florida
- Austin Jones
- Jan 17
- 6 min read
Updated: Jan 18
Why Verifying Your Contractor Matters in Florida
Whether you are adding a small patio cover, building a full pool enclosure, or investing in a large screen room addition, one decision will impact every part of your project: who you hire to build it.
In Florida, construction is highly regulated for a reason. Our climate, hurricane exposure, coastal conditions, and strict building codes mean outdoor structures must be engineered and installed correctly to be safe, durable, and insurable. A mistake in licensing, permitting, or insurance is not just a paperwork issue. It can affect the structural integrity of your home, your ability to pass inspections, your homeowners insurance coverage, and even your legal protection if something goes wrong.
At Southern Shores Contracting LLC, we believe homeowners deserve complete confidence in the people working on their property. A properly licensed and insured contractor is not just a formality. It is proof that the company has met state requirements, carries financial responsibility, understands building codes, and can legally pull permits and perform the work they are advertising.
Unfortunately, Florida also attracts unlicensed operators who present themselves as contractors but lack proper credentials. They may offer lower prices, avoid permits, or claim experience without holding the required state license. Homeowners often do not discover the problem until an inspection fails, a storm causes damage, an insurance claim is denied, or a legal dispute arises.
This guide was created to help Florida homeowners understand how to properly verify a contractor before signing a contract. Whether your project is a simple screen repair or a full outdoor living addition, knowing how to check licenses, insurance, and business registration protects your investment, your home, and your peace of mind.
Before you commit to any contractor, it is critical to know who you are hiring, what credentials they are required to have, and how to confirm those credentials are valid and current. The following steps will walk you through exactly how to do that in the state of Florida.
Homeowner’s Step by Step Guide to checking a contractor's credentials in Florida
When you are investing in a patio cover, pool enclosure, screen room, or any type of outdoor addition, the quality of the structure is only part of the equation. The credentials behind the company building it matter just as much.
In Florida, verifying a contractor’s license, insurance, and legal standing protects you from failed inspections, denied insurance claims, unsafe construction, and costly legal problems.
This guide walks you through exactly how to verify a contractor in Florida, step by step.
1. Know What Type of License the Job Requires
Florida does not use one single “contractor license” for everything. Different projects require different license types.
Common examples include:
• Building Contractor
• Residential Contractor
• General Contractor
• Specialty Contractors (roofing, electrical, marine, etc.)
For screen rooms, pool enclosures, patios, and structural additions, the contractor must hold the correct state license that allows structural work and permitting. A handyman license or local business registration is not enough.
The license must match the scope of work being proposed. A General Contractors license at minimum is needed to provide the kind of work Southern Shores Contracting does.
2. Verify the License with the Florida DBPR
The Florida Department of Business and Professional Regulation (DBPR) is the official authority that issues and tracks contractor licenses.
What to check:
• License status must be Active
• License type must match the work
• Expiration date must be current
• No disciplinary actions or suspensions
• Business name and qualifier must match the company you are hiring
A legitimate contractor will provide their license number willingly and encourage you to verify it.
The DBPR database is the official source for confirming a contractor’s legal authority to operate in Florida. Searching the contractor’s name or license number allows you to see their license status, classification, expiration date, and disciplinary history. An active license confirms the contractor has met state testing requirements, financial responsibility standards, and continuing education obligations. If a license is expired, suspended, or does not match the work being proposed, the contractor is not legally permitted to perform your project.
3. Confirm the Business Is Legally Registered (Sunbiz)
Next, verify the company itself through Florida’s Division of Corporations (Sunbiz).
What to confirm:
• Company status is Active
• Legal name matches the contract and invoice
• Registered agent is listed
• Principal address is valid
• Ownership information is transparent
This ensures the business is legally formed and not operating under a dissolved or fake entity.
A contractor’s license is tied to an individual qualifier, but the company itself must also be legally registered with the state of Florida. Sunbiz verification confirms the company is an active legal entity, not dissolved or operating under a false name. This protects homeowners if legal disputes arise and ensures contracts are enforceable. If the company name on the contract does not match Sunbiz records, payments and warranties may not be legally traceable.
4. Confirm Insurance Coverage
A licensed contractor must carry proper insurance. Always request a Certificate of Insurance sent directly from their insurance agent.
You should verify:
• General Liability Insurance
• Workers Compensation or valid exemption
• Coverage limits appropriate for construction
• Company name matches the insured party
If subcontractors are used, confirm they are also insured.
Never rely on a screenshot or verbal confirmation.
Insurance protects you from financial liability if property damage, injuries, or accidents occur during your project. General liability insurance covers damage to your home and neighboring properties, while workers compensation protects you from being held responsible if a worker is injured on your property. Always request a certificate of insurance sent directly from the contractor’s insurance agent to verify authenticity, coverage dates, and policy limits. Uninsured contractors transfer enormous risk to homeowners.
5. Verify Permit Authority
A properly licensed contractor should be able to:
• Pull permits in their own company name
• Handle inspections
• Close permits upon completion
Red flag: If a contractor asks the homeowner to pull the permit, it usually means they are not properly licensed for the work.
Permits are required for most structural construction in Florida and must be pulled by the licensed contractor performing the work. When a contractor pulls the permit in their name, they legally accept responsibility for code compliance, inspections, and corrections. If a contractor asks you to pull your own permit, it often indicates they are unlicensed for the scope of work or attempting to avoid accountability. This can cause major legal and insurance issues later.
6. Review Complaint History and Reputation
Look beyond star ratings.
Check:
• DBPR complaint history
• Better Business Bureau status
• Google review patterns
• Consistency of project types
• Response to negative reviews
Look for patterns in communication, warranty support, cleanup, and professionalism.
Reputation reveals how a contractor performs after the contract is signed. Look for consistency across multiple platforms and pay attention to repeated complaints involving missed deadlines, poor communication, unfinished work, or warranty issues. Occasional negative reviews happen or are falsified by competitors, but patterns matter. Reviewing complaint history with regulatory agencies provides insight into serious issues that may not appear in marketing materials.
7. Review the Contract Carefully
A legitimate contractor will provide:
• Written scope of work
• Materials and specifications
• Start and completion timeline
• Payment schedule tied to milestones
• Change order process
• Warranty terms
• License number on the contract
Avoid cash only contracts or vague descriptions.
A professional contract protects both parties and should clearly define the scope of work, materials, timeline, payment schedule, warranty coverage, and procedures for changes. Payment terms should align with progress milestones, not arbitrary dates. License numbers should appear on the contract, and all verbal promises should be written. Vague contracts create legal gray areas that favor disputes.
8. Watch for Common Red Flags
Be cautious if a contractor:
• Refuses to provide license number
• Avoids permits
• Requests large cash deposits
• Uses pressure sales tactics
• Has mismatched business names
• Cannot provide insurance certificates
• Cannot show recent completed projects
Unlicensed operators often reveal themselves through behavior before work begins. Pressure sales tactics, refusal to provide documentation, unusually low pricing, cash only demands, and avoidance of permits are major warning signs. Contractors who cannot show recent projects, provide insurance certificates, or clearly explain their licensing should not be trusted with structural work on your home.
Southern Shore Contracting stands against unlicensed contractors
In Florida, hiring a licensed and insured contractor is not just a recommendation. It is a safeguard for your home, your finances, and your peace of mind. Proper credential verification ensures your project is built to code, legally permitted, insurable, and structurally sound. That's why Southern Shores Contracting put together this guide on how to check a contractor's credentials in Florida.
Whether you are planning a small patio cover, a custom screen room, or a full pool enclosure, taking the time to verify credentials before signing a contract protects your investment and ensures your outdoor living project is built the right way from the start.
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