What to Compare Before Choosing a Renovation Contractor

Ask for the license number, then look it up. Florida law requires a registered or certified contractor's license number to appear in each offer of services, business proposal, bid, contract and advertisement (s. 489.119(5)(b), Florida Statutes). If a bid doesn't show one, ask why.

You can check the number on the Department of Business and Professional Regulation's (DBPR) Verify a Licensee search, by license number, individual name or business name. When you do:

• Match the names. DBPR explains that a construction business must be qualified by a licensed individual contractor, and that the approved business name appears on that individual's license. The company on the bid should match the record.
• Check the status and the license type against the work you're planning.
• Look for complaints. DBPR's consumer brochure suggests verifying the license number and checking for any complaints.

An "occupational license" or a registration as an Inc. or LLC does not qualify someone to act as a contractor, according to DBPR.

Licensing depends on the full scope of work. Painting, flooring and cabinetry are among the scopes for which Florida law bars local contractor-licensing requirements. If your renovation includes other work, ask DBPR or the building department which state licenses the complete project needs. (See s. 489.117(4)(a)1., Florida Statutes.)

A license also connects to a consumer protection. Contracts for residential work where labor and materials total more than $2,500 must include a statement about the Florida Homeowners' Construction Recovery Fund (s. 489.1425). That statement describes possible payment, up to a limited amount, for losses resulting from specified violations of Florida law by a licensed contractor. DBPR describes the fund as a last resort after civil remedies are exhausted, so treat it as a backstop, not a reason to skip the homework.

You can verify Chelle Renovate & Build's license from our About page.

An allowance is a budget placeholder for something you haven't chosen yet, such as tile, plumbing fixtures, lighting or cabinet hardware. Allowances are normal, but they make bids hard to compare. Ask:

• Which items are allowances, and what is the amount for each?
• Does the allowance cover the material only, or does it also include tax, delivery, installation and markup?
• If your selection costs more or less, how do overages and credits work, and how are they documented?
• Is each amount realistic for the quality you have in mind? A lower allowance can make a total look lower without the job costing less.
• When do selections need to be made to keep the schedule?

Ask which permits the job needs and who will apply for them. If no permit is needed, ask which exemption applies and how the building department confirmed it. Some work is exempt, so the answer isn't a red flag by itself; it just belongs in writing with the rest of the bid.

DBPR's warning signs include a contractor who says it's cheaper if you obtain the permit yourself. That point matters. Florida's owner-builder disclosure statement (s. 489.103(7)) says building permits don't have to be signed by a property owner unless the owner is responsible for the construction and isn't hiring a licensed contractor, and that an owner-builder is the responsible party of record on the permit. If a contractor you're paying asks you to pull the permit in your own name, ask why before agreeing.

City or county? A Venice mailing address may fall under the City of Venice or unincorporated Sarasota County. The permits section of our sliding door planning guide explains how to confirm which, along with Florida's 2026 permit-exemption change. When you compare contractors, two local points matter. The City of Venice says an owner's authorized agent for a permit must be a state registered, state certified or specialty contractor registered with the City of Venice, so ask each contractor whether they are. Sarasota County's Building page notes that it is in your best interest to ensure the contractor you hire is licensed and insured to perform work in Sarasota County. If the home is in a flood zone, read the 50 percent rule guide before comparing bids for a larger project.

The notice of commencement. For an improvement with a direct contract price over $2,500, Florida's construction lien law calls for an owner-signed notice of commencement to be recorded and posted at the site before work begins (s. 713.13; s. 713.02(5)). The required permit warning says failing to record one may result in paying twice for improvements (s. 713.135). For comparing bids, ask each contractor who prepares it for your signature, who records it, and how its expiration date fits the schedule.

Finally, ask for the permit number once it's issued, and confirm the final inspection is part of the job.

The deposit. Under s. 489.126, a contractor who receives an initial payment of more than 10 percent of the contract price for residential work must apply for any necessary permits within 30 days and start work within 90 days after the permits are issued, unless there is just cause or you agreed in writing to a longer period. The statute doesn't cap the deposit; it sets those timelines. Ask what the deposit pays for and when.

Milestones. Compare how front-loaded each payment schedule is. Payments tied to defined, checkable stages, such as a completed phase or a passed inspection, are easier to track than payments tied to calendar dates. DBPR's warning signs include a contractor who wants all or most of the money up front, will only accept cash, or asks for the check to be made out to an individual or to "cash."

Lien releases. For a direct contract over $2,500 on a home of up to four units, Florida law requires a construction lien notice in the contract, signed and dated by the owner (s. 713.015). It explains that unpaid subcontractors and suppliers may look to your property for payment even if you've paid your contractor in full, and suggests requiring a written release of lien, before any payment, from anyone who has sent you a "Notice to Owner." Florida's lien law includes standard waiver and release forms for progress payments and final payment (s. 713.20). When final payment comes due, the contractor gives the owner a final payment affidavit, and the owner is to hold the final payment until it's provided (s. 713.06).

Look for both the lien law notice and the Recovery Fund statement in each contract you compare. If one is missing, ask about it.