Hiring the right general contractor is one of the most important decisions you'll make during your home renovation or construction project. A good contractor brings projects in on time and on budget, communicates clearly, delivers quality work, and makes the process relatively painless. A poor contractor causes stress, delays, budget overruns, and potentially shoddy work that costs more to fix than it would have cost to do right initially.
Whether you're planning a kitchen remodel, home addition, or new construction in Port Orange, Daytona Beach, Orlando, or anywhere in Central Florida, this guide helps you evaluate contractors, ask the right questions, verify credentials, and make an informed hiring decision.
Essential Contractor Qualifications
Before considering any contractor, verify these fundamental qualifications:
Valid License
In Florida, general contractors must hold a state-issued license. Verify licensing through the Florida Department of Business and Professional Regulation (DBPR):
- Certified General Contractor (CGC): Can work statewide on all commercial and residential projects
- Certified Building Contractor (CBC): Can work statewide on residential and light commercial
- Certified Residential Contractor (CRC): Limited to residential projects
How to Verify: Visit the DBPR website and search by name or license number. Check that the license is active, not expired or suspended. Verify that there are no disciplinary actions or complaints.
Red Flag: Contractors who claim licensing is "pending," "not required for this project," or "too expensive" are operating illegally. Never hire unlicensed contractors—you have no recourse if problems arise, and you may be liable for injuries on your property.
Insurance Coverage
Legitimate contractors maintain two types of insurance:
- General Liability Insurance: Covers property damage and injuries occurring during the project
- Workers' Compensation Insurance: Covers medical costs if workers are injured on your property
Why It Matters: Without proper insurance, you could be held liable for injuries to workers or damage occurring during construction. Your homeowner's insurance likely won't cover contractor-related incidents.
How to Verify: Ask for certificates of insurance and contact the insurance company to verify current coverage. Don't accept "copies" that could be outdated or fabricated. Legitimate contractors readily provide current insurance certificates.
Local Business Presence
Established local contractors have:
- Physical business address (not just a P.O. box)
- Business phone number and email
- Professional website with project examples
- Online presence and reviews
- History in the community
Red Flag: Contractors who only communicate via cell phone, have no physical office, or operate from out of state are difficult to hold accountable if problems arise.
Evaluating Contractor Experience and Expertise
Beyond basic qualifications, assess whether the contractor is right for your specific project:
Relevant Project Experience
Different projects require different expertise. Look for contractors with specific experience in your project type:
- Kitchen Remodels: Experience coordinating multiple trades, cabinet installation, countertop templating
- Bathroom Renovations: Waterproofing expertise, tile work, ventilation knowledge
- Additions: Foundation work, roofing, tying into existing structure
- Whole-Home Renovations: Project management of extended timelines, phasing work
- New Construction: Complete build process from foundation to finish
Questions to Ask:
- How many projects like mine have you completed?
- Can you show me photos of similar work?
- Can I visit completed projects or speak with past clients?
- What makes this project unique or challenging?
- Have you worked in my neighborhood before?
Specialty Skills
Some projects require specialized knowledge:
- Historical Renovation: Preservation techniques, period-appropriate materials
- Hurricane-Resistant Construction: Florida Building Code requirements, impact-resistant installation
- Coastal Construction: Salt air corrosion resistance, special fasteners and materials
- Energy Efficiency: Insulation strategies, efficient systems, building science
For Central Florida homeowners, hurricane-resistant construction knowledge is particularly valuable.
Years in Business
Longevity suggests stability and satisfied customers:
- 5+ Years: Established business with track record
- 10+ Years: Proven reliability and expertise
- 20+ Years: Deep experience and community reputation
However, newer contractors aren't automatically bad. Many experienced professionals start their own businesses after working for others. Evaluate newer contractors more carefully and consider starting with smaller projects.
Questions to Ask Prospective Contractors
Use these questions to evaluate contractors during initial consultations:
About Their Business
- How long have you been in business?
- What is your license number? (Then verify it yourself)
- Can you provide proof of insurance?
- Do you have a physical office or showroom?
- How many projects do you typically have running simultaneously?
- Do you subcontract work or use your own employees?
- Who will be my main point of contact during the project?
About Your Project
- Have you done projects like this before?
- What challenges do you anticipate with my project?
- What is your estimated timeline from start to finish?
- What factors could extend the timeline?
- How do you handle unexpected issues or change orders?
- What warranty do you provide on your work?
- Will you handle permits and inspections?
About Communication and Process
- How often will someone be on site?
- How will you communicate progress and issues?
- What is your typical response time for questions or concerns?
- How do you handle disputes or customer dissatisfaction?
- What is your payment schedule?
- What happens if the project goes over budget?
About References and Past Work
- Can you provide references from recent clients?
- Can I see photos of completed projects?
- May I visit a current job site?
- Do you have online reviews I can read?
- Have you worked with my architect/designer before?
Red Flags to Avoid
Watch for these warning signs that indicate potential problems:
Major Red Flags (Walk Away Immediately)
- No License or Insurance: Never acceptable, no exceptions
- Large Upfront Payment: Demands for 50%+ upfront suggest cash flow problems
- No Written Contract: "Handshake deals" leave you unprotected
- Pressure to Sign Quickly: Legitimate contractors don't pressure decisions
- Too-Good-To-Be-True Pricing: Extremely low bids often mean cut corners or future price increases
- Won't Pull Permits: Claims permits are "unnecessary" or "just paperwork"
- Cash-Only Payment: Avoiding taxes and paper trails
Warning Signs (Proceed with Caution)
- Poor Communication: Doesn't return calls or emails promptly
- Vague Timeline: Can't or won't provide specific start/end dates
- No References: Claims all past clients are "busy" or "out of town"
- No Physical Address: Only provides cell phone or P.O. box
- No Written Warranty: Only offers verbal promises
- Negative Online Reviews: Pattern of complaints about similar issues
- Can Start Tomorrow: Quality contractors are usually booked weeks out
- Frequent Job Changes: Different crew members every day
Red Flags in Estimates
- Verbal Estimates Only: Refuses to provide detailed written estimates
- Vague Scope: Doesn't itemize materials, labor, or specifications
- Significant Outlier Pricing: 30%+ different from other bids
- Pressure to Decide: "Price only good if you sign today"
- Allowances for Everything: Estimate is meaningless if all major items are "allowances"
Getting and Comparing Estimates
Obtain 3-5 detailed written estimates to compare options:
What Detailed Estimates Should Include
- Detailed scope of work description
- Specific materials with brands and quality levels
- Labor costs separated from materials
- Project timeline with major milestones
- Payment schedule tied to completion stages
- Permit and inspection costs
- Cleanup and disposal
- Warranty information
- Change order process
Comparing Estimates Fairly
Don't simply choose the lowest bid. Compare:
- Scope Alignment: Are all contractors bidding the same work?
- Material Quality: Are materials and brands specified? Comparable quality?
- Inclusions: What's included versus separate? Permits? Disposal? Paint? Trim?
- Timeline: Realistic schedules or overly optimistic?
- Warranty: What's covered and for how long?
- Payment Terms: Reasonable schedule or concerning demands?
Why Estimates Vary: Legitimate variation comes from different material sources, labor efficiency, overhead costs, and project interpretation. Investigate outlier bids—they may include work others don't, or they may be lowball estimates that will increase later.
Checking References and Reviews
Don't skip this crucial step:
Contacting References
Ask provided references:
- What project did the contractor complete for you?
- Was the project completed on time and on budget?
- How was communication throughout the project?
- How did they handle unexpected issues?
- Was the worksite kept clean and organized?
- Were you satisfied with the quality of work?
- How was the final cleanup and walkthrough?
- Did they honor their warranty?
- Would you hire them again?
- Any advice for working with this contractor?
Online Research
- Google Reviews: Look for patterns in feedback
- Better Business Bureau: Check rating and complaint history
- Angi (formerly Angie's List): Verified reviews from past clients
- Facebook: Company page reviews and recommendations
- HomeAdvisor: Contractor ratings and background checks
Red Flag: No online presence or reviews is concerning. Contractors in business for several years should have some online footprint. However, a few negative reviews among many positive ones is normal—perfect 5.0 ratings with hundreds of reviews can sometimes indicate fake reviews.
Understanding Contracts
Never start work without a detailed written contract. Quality contracts include:
Essential Contract Elements
- Parties: Full legal names and addresses
- Scope of Work: Detailed description of all work to be performed
- Materials: Specific brands, models, and quality levels
- Timeline: Start date, substantial completion date, final completion date
- Price: Total project cost broken down by category
- Payment Schedule: Amounts and timing tied to milestones (typically 10% deposit, progress payments, 10% final payment)
- Permits: Who obtains and pays for permits
- Change Orders: Process for modifications and pricing
- Warranty: What's covered and duration
- Insurance: Confirmation of coverage
- Dispute Resolution: Process for handling disagreements
- Termination Clauses: Conditions allowing either party to end contract
- Cleanup: Daily and final cleanup responsibilities
- Signatures: All parties sign and date
Payment Schedule Best Practices
Reasonable payment schedules protect both parties:
- Initial Deposit: 10-20% to secure schedule and order materials
- Progress Payments: 25-40% at defined completion stages (rough-in, drywall, substantial completion)
- Final Payment: 10-15% after final walkthrough and punch list completion
Red Flag: Requests for 50%+ upfront suggest cash flow problems. Never pay in full or near-full before completion—you lose all leverage if problems arise.
Florida-Specific Considerations
Central Florida contractors should understand:
Local Building Codes
Florida has specific requirements due to hurricane risk. Contractors should be familiar with:
- Wind load requirements for your location
- Impact-resistant window and door standards
- Roof attachment specifications
- Proper flashing and waterproofing techniques
Permit Requirements
Each municipality has specific permit requirements. Experienced local contractors know what permits your project needs and how long approval typically takes in Port Orange, Daytona Beach, Orlando, or your specific city.
HOA Requirements
Many Central Florida neighborhoods have homeowner associations with:
- Architectural review boards that approve exterior changes
- Specific material or color requirements
- Construction hour restrictions
- Contractor vehicle and dumpster placement rules
Your contractor should be familiar with working within HOA requirements and help you navigate the approval process.
Frequently Asked Questions
How many contractor estimates should I get?
Get 3-5 detailed written estimates from licensed, insured contractors. This range provides enough comparison without becoming overwhelming. Focus on comparing scope, quality, and value rather than just price. The lowest bid isn't always the best choice—evaluate the complete package including contractor experience, communication, timeline, and materials specified.
What should I never do when hiring a contractor?
Never hire unlicensed or uninsured contractors, pay large amounts upfront (more than 20%), sign contracts without reading carefully, start work before getting necessary permits, or make final payment before completing a thorough walkthrough. Also avoid contractors who pressure quick decisions, won't provide written estimates, or have no verifiable references or local presence.
How do I verify a contractor's license in Florida?
Visit the Florida Department of Business and Professional Regulation (DBPR) website and search for the contractor by name or license number. Verify the license is active, not expired or suspended, and check for any disciplinary actions or complaints. All contractors doing work requiring permits in Florida must be properly licensed. Don't accept excuses about licensing—it's non-negotiable.
Is the cheapest contractor estimate the best deal?
No, the cheapest bid is often not the best value. Extremely low bids may indicate the contractor is cutting corners, using low-quality materials, underbidding to get work then inflating costs later, or doesn't understand the full scope. Evaluate estimates based on scope, materials, timeline, warranty, contractor experience, and communication quality. The middle-range bid often represents the best balance of value and quality.
Work with a Trusted Central Florida Contractor
Austin Brown Construction is a fully licensed and insured general contractor serving Port Orange, Daytona Beach, Orlando, and all of Central Florida. We provide detailed estimates, clear communication, and quality workmanship. Contact us for a free consultation and let's discuss your project.