Hiring a contractor is stressful enough when you live in the house. When you spend part of the year somewhere else, it's harder: you can't drop by to check progress, and you may be choosing a company from a phone call or a website. This guide covers practical steps for hiring any trade in Southwest Florida, from a roofer to an A/C company to a handyman, and for keeping the job on track from a distance.
Step 1: Get more than one name
- Ask neighbors, your HOA or condo association, and your home watch company or property manager who they use and would use again.
- Browse local companies by trade and city in our directory, then compare two or three.
- For larger jobs, get at least two written estimates. Differences in price often reflect differences in scope, materials or warranty, and seeing two estimates side by side makes that clear.
Step 2: Check the license
Many trades in Florida require a state license, including general, building and residential contractors, roofing, A/C, plumbing, electrical and pool contractors. You can search a company or person by name or license number at the Florida Department of Business and Professional Regulation's license lookup. When you check:
- Confirm the license is active and matches the type of work you need.
- Confirm the name on the license matches the company or person you're hiring, or that the company lists that licensee as its qualifier.
- Note the license number and ask that it appear on the estimate and contract.
Some work, such as general handyman tasks, lawn care or cleaning, may not require a state contractor license, and local rules can also apply. Pest control companies are licensed by the Florida Department of Agriculture and Consumer Services (FDACS), not DBPR. If you're unsure whether a job needs a licensed contractor, ask your county or city building department.
Step 3: Ask about insurance
- Ask for a certificate of insurance showing general liability coverage, and workers' compensation if they have employees.
- Check the dates and the company name on the certificate. If you want extra assurance, call the insurance agent listed to confirm it's current.
- Condo and HOA communities often require proof of insurance before a contractor is allowed on site, so ask your association what they need.
Step 4: Ask about permits
Roof replacements, A/C replacements, electrical and plumbing changes, windows, doors, shutters, pool work and many remodels typically need a permit from your city or county. In most cases the licensed contractor pulls the permit.
- Ask who will pull the permit and whether the price includes it.
- Be wary of anyone who suggests skipping a permit to save time or money. Unpermitted work can cause problems with insurance claims, inspections and when you sell.
- Many local building departments let you look up permits online by address, so you can confirm a permit was issued and passed inspection.
Step 5: Read the estimate and contract carefully
A good written estimate or contract should include:
- The company name, address, phone and license number.
- A clear description of the work, the materials or equipment (brand and model where it matters), and what is not included.
- The total price, the payment schedule and what triggers each payment.
- An estimated start and finish date.
- Warranty terms for labor and for materials or equipment.
- Who handles cleanup and disposal.
Don't sign anything with blank spaces, and keep a copy of everything you sign.
Step 6: Pay sensibly
- Avoid paying the full amount up front. A deposit is common, with further payments tied to progress and final payment after the work is complete and any inspection has passed.
- Pay by check or card rather than cash so you have a record.
- Before final payment on larger jobs, ask the contractor for confirmation that suppliers and subcontractors have been paid. Florida has a construction lien law, and the state's consumer resources explain how liens can affect homeowners; ask your contractor or an attorney if you have questions.
Managing a job from up north
- Have a local set of eyes. Ask your home watch company or property manager to let the contractor in, check progress and send photos. Agree on this and any fee in advance.
- Ask the contractor for photo updates at key stages, such as before work starts, mid-job and at completion.
- Agree on how changes are handled. Any change in scope or price should be agreed in writing (email is fine) before the work is done.
- Plan around the season. Many owners schedule big jobs for when they're in town, or for times when contractors are less busy. Ask your contractor about lead times, especially for roofing, windows, shutters and A/C equipment.
- Keep records together: contracts, permits, warranties, receipts and photos. The free My Florida Home app can help you track service dates and contacts.
Red flags
- No license number, or a license that doesn't match the work or the company name.
- Pressure to sign today, or "special pricing" that expires immediately.
- Requests for large cash payments up front.
- No written estimate or contract.
- Door-to-door offers after a storm from companies you can't verify. See our after-hurricane checklist.
Find local pros by trade: roofing, A/C, plumbing, electrical, remodeling, painters, hurricane shutters and windows and doors. For home watch specifically, see how to choose a home watch company.
General information only. It is not legal, insurance or engineering advice. Check with your insurer, HOA and licensed professionals.
More guides: Snowbird Home Checklist for Southwest Florida · Hurricane Prep Checklist for SWFL Homeowners · How to Choose a Pool Cage & Lanai Screen Company · How to Choose a Pool Service in Southwest Florida · How to Choose a Hurricane Shutter Company in Southwest Florida · Mold and Humidity in a Closed-Up Florida Home: What Snowbirds Should Know · After a Hurricane: A Return Checklist for Seasonal Owners in Southwest Florida · Preventing Water Leaks in an Empty Florida Home · The Snowbird's Closing Checklist for a Southwest Florida Home · Hurricane Prep for Absentee Owners · How to Choose a Home Watch Company in Southwest Florida · Shipping Your Car South: A Snowbird's Guide · Opening Your Southwest Florida Home for the Season