Before You Hire a Contractor: Seven Questions Every Property Owner Should Ask

Resources / Hiring & Protecting Your Investment

The lowest estimate is not automatically the best value. Property owners should know who is responsible for the project, how the work will be managed and what happens if conditions change. Here are seven questions worth asking before you sign.

1. Are you properly licensed for this particular work?

Verify the individual and business with the Florida Department of Business and Professional Regulation (DBPR). Look beyond whether a license exists: the classification must cover the contracted work, and the named business must be properly qualified when required. Residential and commercial construction scopes are not automatically interchangeable.

2. What insurance and worker protections apply?

Request evidence of appropriate general liability coverage and required workers' compensation insurance, or a valid lawful exemption. Ask who will work on the property and whether specialty subcontractors carry the credentials and coverage required for their work. The details depend on the project and participants.

3. What exactly is included in your proposal?

A useful estimate identifies materials, preparation, labor, allowances, exclusions, disposal, and finishing details. For products such as impact windows, the model, approval, glazing configuration and installation scope matter more than a vague promise of “premium windows.” Ask how concealed damage and material substitutions will be handled.

4. Who coordinates all the trades and the schedule?

Kitchen, bathroom and commercial projects may involve separate licensed electricians, plumbers and mechanical contractors. Ask who supervises quality, manages sequencing, secures materials and communicates progress. A realistic project schedule should account for permits, inspections and product lead times.

5. Who is responsible for permits and inspections?

Discuss whether a permit is required, which party submits the application, who supplies technical documents and how inspection closeout will be confirmed. A permit being issued is not necessarily the same as its final approval. Read our permit-to-final-inspection guide.

6. How do payments and changes work?

Ask for clear deposit and milestone terms, product-order responsibilities and a written change-order process. Understand how Florida construction lien notices and payment releases may affect your project. A qualified Florida attorney can advise on specific lien exposure and legal protections.

7. What does finished really mean?

Agree on the final walkthrough, punch list, warranties, permit status, product documentation, cleanup and follow-up. A professional handover should leave the owner with clear information, not unanswered questions.