Local Guide · General and residential contractors · Florida
How do you check a general contractor's license in Florida?
Florida licenses general, building and residential contractors through DBPR. Here is what each class covers, how lien law and the recovery fund protect you and when owners can build.
Florida contractors are licensed through DBPR's Construction Industry Licensing Board. A general contractor's scope is unlimited, a building contractor covers buildings of up to three stories, and a residential contractor covers one- to three-family homes of up to two habitable stories. Verify the license and class on DBPR's search before you sign.
Who licenses general and residential contractors providers in Florida
Florida Department of Business and Professional Regulation, Construction Industry Licensing Board. Florida Statutes 489.105 defines three main classes: general contractors (unlimited scope), building contractors (buildings up to three stories, or non-structural remodeling of any size), and residential contractors (one-, two- and three-family homes up to two habitable stories). Search the license by name or number on DBPR's license search and confirm the class fits your project.
Check a license →Key facts for Florida
- A Florida general contractor's services are unlimited as to the type of work, except as the statute provides.
- A Florida building contractor is limited to buildings that do not exceed three stories, or to remodeling that does not affect structural members.
- A Florida residential contractor is limited to one-, two- or three-family homes not exceeding two habitable stories above no more than one uninhabitable story.
- Florida requires direct contracts above a statutory threshold for homes of up to four units to include a construction lien warning in capitalized, boldfaced type.
- Florida's required notice says unpaid subcontractors and suppliers may look to your property for payment even if you have paid your contractor in full.
- Florida's recovery fund covers claims only when the violation was committed by a licensee.
- Florida's owner-builder exemption presumes construction was for sale or lease if the owner sells or leases within one year after completion.
What do Florida's contractor classes cover?
Florida Statutes 489.105 sets the classes. A general contractor can contract for any work requiring licensure under the law. A building contractor is limited to commercial and residential buildings of up to three stories, or to remodeling of any size building that does not affect structural members. A residential contractor is limited to one-, two- or three-family homes of up to two habitable stories.
Match the class to your project, and check it on the DBPR license search.
What lien warning must your contract include?
Under Florida Statutes 713.015, direct contracts above a threshold for homes of up to four units must include a boldfaced construction lien notice. It warns that unpaid subcontractors, sub-subcontractors and suppliers can claim against your property even if you paid your contractor in full, and advises requiring written lien releases from anyone who sent you a Notice to Owner before each payment.
What is the recovery fund?
Florida's Homeowners' Construction Recovery Fund can reimburse certain losses after a judgment, arbitration award or board restitution order, but only when the violation was committed by a licensee (Florida Statutes 489.141). An unlicensed contractor gives you no access to it.
Can you act as your own contractor?
Sometimes. Florida Statutes 489.103 exempts owners who directly supervise work on a one- or two-family home for their own use and not for sale or lease. Selling or leasing within one year after completion creates a presumption the work was for sale or lease. Cities add their own rules: Miami, for example, requires licensed contractors for roofing, electrical, mechanical, plumbing and gas.
How to choose a provider in Florida
- Check the license and class on DBPR.
- Make sure the class covers your project's size and scope.
- Confirm the contract includes the required construction lien notice.
- Collect lien releases from anyone who sent a Notice to Owner before paying.
- Confirm who pulls the permits and files any Notice of Commencement.
- Never pay the full price up front.
- If you act as owner-builder, read the disclosure carefully and plan to supervise.
General and residential contractors in Florida cities
Questions people ask
What is the difference between a general, building and residential contractor in Florida?
General contractors have unlimited scope. Building contractors cover buildings up to three stories or non-structural remodeling. Residential contractors cover one- to three-family homes up to two habitable stories.
How do I check a Florida contractor's license?
Search by name or license number on DBPR's license search and confirm the class.
Can a subcontractor lien my Florida home if I paid my contractor?
Yes. Florida's required contract notice warns that unpaid subcontractors and suppliers can look to your property even if you paid in full.
What is the Florida recovery fund?
A fund that can reimburse certain homeowner losses, but only when the violation was committed by a licensee.
Can I pull my own permit in Florida?
Owners can act as their own contractor for their own one- or two-family home under limits, and local rules may require licensed trades.
What happens if an owner-builder sells within a year?
Florida law presumes the construction was for sale or lease, which can undercut the owner-builder exemption.
Sources
This guide was written by our editorial team from the public sources listed above. It is general information, not legal advice; confirm licensing and terms directly with any provider.
