Warning Signs You Should Never Ignore
Hiring a contractor is one of the biggest financial decisions most homeowners will make. Get it right and your project runs smooth. Get it wrong and you could be out tens of thousands of dollars with nothing to show for it. We have seen it all in Central Florida, and these are the five biggest warning signs that should make you think twice before signing anything.
1. They Can't Show You a Valid State License
This is the most basic check you can do, and it takes about 30 seconds. Every general contractor in Florida is required to hold an active license through the Department of Business and Professional Regulation (DBPR). Go to myfloridalicense.com and type in their name or license number.
If their license is expired, suspended, or doesn't exist at all, stop the conversation right there. An unlicensed contractor can't legally pull permits, which means your project is operating outside the law from day one. If something goes wrong, you have almost zero legal recourse.
We have talked to homeowners who found out halfway through a build that their "contractor" was never licensed. At that point, you're stuck.
2. They Want a Huge Payment Upfront
Florida law caps contractor deposits at 10% of the contract price or $1,000, whichever is less, unless the contractor has a payment and performance bond. If someone is asking you for 30%, 40%, or half the project cost before they have even picked up a hammer, that is a massive red flag.
Legitimate contractors use a draw schedule tied to completed work milestones. You pay as work gets done, not before. A contractor who needs all the money upfront either has cash flow problems or is planning to disappear. Either way, you lose.
3. They Won't Put Anything in Writing
"Don't worry, we'll figure it out as we go." That sentence has cost homeowners in Florida millions of dollars. If a contractor won't give you a detailed written contract that spells out the scope of work, the total price, the timeline, the payment schedule, and how change orders are handled, do not hire them.
A handshake deal might feel friendly, but it leaves you completely exposed when things go sideways. And in construction, things go sideways sometimes. The contract is what protects you.
4. They Have No Proof of Insurance
You need to see two things: general liability insurance and workers' compensation insurance. Ask for a current Certificate of Insurance and call the insurance company to verify it is active.
Why does this matter? If a worker gets hurt on your property and the contractor doesn't carry workers' comp, you could be held liable. If the contractor causes damage to your home or your neighbor's property and doesn't have liability coverage, guess who's paying for it?
This is not a small thing. It is a financial exposure that could cost you everything.
5. They Pressure You to Decide Right Now
"This price is only good today." "I have another job starting next week, so if you don't commit now I can't fit you in." "I'll knock $5,000 off if you sign tonight."
High-pressure sales tactics are a hallmark of contractors you don't want to work with. A legitimate general contractor is confident in their work and their pricing. They will give you a quote, answer your questions, and let you make a decision on your own timeline.
Anyone who is trying to rush you into a commitment doesn't want you to have time to check their references, compare bids, or read the fine print. That should tell you everything you need to know.
What to Do Instead
- Always verify the license at myfloridalicense.com
- Get at least 3 bids and compare them carefully
- Ask for references and actually call them
- Read every word of the contract before signing
- Never pay more than what Florida law allows upfront
At J&N StructureWorks, we are happy to show you our license, our insurance, our references, and a detailed written proposal any time you ask. That is how every contractor should operate.