10 Red Flags When Hiring a Contractor in Florida

How to Spot a Problem Contractor Before It's Too Late

Florida's construction boom — combined with the constant demand for hurricane repairs, roof replacements, and home improvements — creates fertile ground for contractor fraud. The state consistently ranks among the top in the nation for complaints against contractors. In 2023 alone, the Florida DBPR received tens of thousands of consumer complaints related to unlicensed activity and contractor disputes.

The best protection is recognizing trouble before you sign a contract or hand over money. Here are the ten most critical red flags every Florida homeowner should know.

1. They Can't Provide a License Number on the Spot

Every state-licensed contractor in Florida has a license number they use daily. It's on their truck, business card, contracts, and proposals. If a contractor hesitates, makes excuses, or gives you a number that doesn't check out in the DBPR database, walk away immediately.

Under Florida Statute §489.119, contractors are legally required to include their license number on all advertisements and contracts. Absence of this number isn't an oversight — it's a warning.

2. They Demand a Large Upfront Cash Payment

Legitimate contractors may require a deposit — typically 10-30% of the total project cost — but demanding 50% or more upfront is a classic scam pattern. Demanding cash only is an even bigger red flag, as it eliminates your paper trail and legal recourse.

Florida law (§489.126) requires that contractors apply for permits within 30 days of receiving a deposit over $500. If they're asking for cash and promising to skip permits, you're looking at both a scam and a legal violation.

3. No Written Contract (or a Vague One)

Any project over $2,500 should have a detailed written contract. If a contractor resists putting terms in writing, insists on a handshake deal, or provides a one-paragraph contract for a major renovation, that's a serious red flag.

A proper contract should include:

Detailed scope of work with specific materials (brand, grade, color)
Start and completion dates
Payment schedule tied to project milestones
Warranty terms
Permit responsibilities
Contractor's license number and insurance information
Lien waiver language

4. They Offer to Pull No Permits (or Tell You Permits Aren't Needed)

Most significant construction work in Florida requires permits — roofing, electrical, plumbing, HVAC, additions, major renovations. A contractor who suggests skipping permits to "save money and time" is putting you at serious risk.

Unpermitted work can:

Void your homeowner's insurance coverage for related claims
Cause problems when you sell (unpermitted work must be disclosed)
Result in fines and mandatory tear-out/redo at your expense
Create safety hazards that go uninspected

5. They Show Up After a Storm or Disaster

After hurricanes, tropical storms, and major hail events, unlicensed "storm chasers" flood Florida neighborhoods. They knock on doors, offer to file your insurance claim, and pressure you to sign an Assignment of Benefits (AOB) or a work authorization before you've had a chance to think.

Florida has cracked down on fraudulent AOB practices, but the scams continue. Never sign anything with a contractor who approaches you unsolicited after a storm. Get multiple quotes from verified licensed contractors first.

6. They Can't Provide References or Reviews

A contractor who has been in business for any meaningful amount of time will have references — past customers willing to vouch for their work. If they deflect, make excuses, or only provide references they clearly set up to vouch for them without context, be suspicious.

Ask for references from projects similar to yours in size and type, completed within the past two years. Actually call the references. Ask specific questions: Was the project on schedule? On budget? Any issues with cleanup? Would you hire them again?

7. The Quote Is Dramatically Lower Than Everyone Else

If three contractors quote your roof replacement at $18,000–$22,000 and a fourth quotes $9,500, something is wrong. The lowball quote usually means:

They plan to use inferior materials
They're unlicensed and uninsured (no overhead costs)
They'll find reasons to add on costs once work begins
They don't intend to complete the job

The cheapest contractor almost never delivers the best value. In Florida's climate, cutting corners on materials or workmanship can lead to catastrophic failures during the next hurricane season.

8. They Have No Physical Business Address

Legitimate contractors have a verifiable business address — not just a P.O. box or cell phone number. If a contractor operates entirely out of an unmarked truck with a personal cell phone as their only contact, you may have no way to reach them if something goes wrong.

Check their business address against their DBPR license record. The address should match (or have a reasonable explanation for any difference). A simple Google search of their business name should yield a real online presence.

9. They Pressure You to Decide Immediately

"This price is only good today." "I have another job starting Monday and this is your only slot." These high-pressure tactics are designed to prevent you from doing due diligence — verifying their license, comparing quotes, reading reviews, or consulting with family members.

Any reputable contractor will give you time to review a proposal. If someone is pressuring you to sign on the spot, that urgency is almost always manufactured to benefit them, not you.

10. Their Insurance Certificate Doesn't Verify

Always call the insurance company listed on the contractor's Certificate of Insurance to confirm the policy is active, current, and covers the type of work being performed. Fraudulent insurance certificates are more common than most homeowners realize.

If a contractor claims to be exempt from workers' comp (allowed for very small operations under Florida law), confirm this exemption is on file with the Florida Division of Workers' Compensation — don't just take their word for it.

The Simplest Protection: Verify Before You Hire

All ten of these red flags become much less risky when you start the process right: search our database of licensed Florida contractors before inviting anyone to give you a quote. Verified license status, insurance confirmation, and disciplinary history are all available in seconds — giving you confidence that you're working with legitimate professionals from the very first conversation.