How do I check a Florida contractor license?
Search the contractor’s name or license number in the state licensing database, and read the record before you sign anything. The Florida Department of Business and Professional Regulation (DBPR) licenses and regulates the construction industry. Its Construction Industry Licensing Board page says: “Users can verify licenses by name or license number.”
Here is a simple routine.
- Ask for the license number in writing. A contractor who is licensed will have one.
- Search it on the DBPR site. Search by number first. Then search by name to see if other records appear.
- Match the name. The name on the record should match the name on your contract and your permit application.
- Read the license type and category. The next sections explain what the codes mean.
- Read the status and any history the record shows. If anything on the record is unclear, ask the contractor and ask DBPR.
- Save a copy. Print or save the page with the date.
Do this for the company that signs your contract. Ask also who will pull the permit and which license it will be pulled under. The City of Tampa lists the stages of a new-construction permit, including plan review and a list of inspections that may be required for your project, so you can follow the paper trail. See our guide to permits and inspections in Tampa.
Why does Florida require a license?
Because the law says so. Section 489.113 of the Florida Statutes puts it plainly: “A person must be certified or registered in order to engage in the business of contracting in this state.”
The same section describes the two paths. A person who wants to contract statewide must establish competency and be certified. A person who wants to contract on other than a statewide basis must be registered, unless the law exempts them. A subcontractor who is not certified or registered may work under the supervision of a person who is, if the work is within the scope of the supervising contractor’s license and that contractor is responsible for the work.
That last point matters for a homeowner. Several trades may work on one house. Ask the contractor you hire which licenses cover which parts of the work, and who is responsible for each.
What is the difference between certified and registered?
A certified contractor may work anywhere in Florida, and a registered contractor may work only in the jurisdiction where the contractor registered. DBPR gives both definitions on its licensing page.
A “certified contractor” holds a certificate of competency from the department and may contract in any jurisdiction in the state without having to meet that jurisdiction’s own competency requirements. A “registered contractor” has registered with the department by meeting the competency requirements of a particular jurisdiction. DBPR says: “Registered contractors may contract only in such jurisdictions.”
DBPR also gives you a quick way to tell the two apart. Certified licenses have an occupation code that begins with the letter C. Registered licenses have one that begins with R.
| Feature | Certified | Registered |
|---|---|---|
| Code begins with | C | R |
| Where it works | Any jurisdiction in Florida | Only the jurisdiction(s) of registration |
| Competency rules | Met through the state | Met in the jurisdiction of registration |
Source: Florida DBPR, Construction Industry Licensing Board page, and Florida Statutes 489.113.
If your contractor holds a registered license, ask where it is registered. The jurisdiction listed must include the place where your house will be built. If it does not, do not hire the contractor for that job until DBPR and the local building department confirm in writing that it is allowed.
Which license categories can build a house?
Three categories can cover a house, and they differ in scope: General, Building and Residential. DBPR describes each. Each has a certified code and a registered code.
| Category | Certified / registered code | Scope per DBPR |
|---|---|---|
| General contractor | CG / RG | Services are unlimited as to the type of work. |
| Building contractor | CB / RB | Limited to commercial buildings and single- or multiple-dwelling residential buildings, not more than three stories, plus accessory structures. Also remodeling, repair or improvement of a building of any size if the work does not affect structural elements. |
| Residential contractor | CR / RR | Limited to one-, two- or three-family residences of not more than two stories, plus accessory structures. |
Source: Florida DBPR, Construction Industry Licensing Board page. Accessory structures include a garage, guest house, garden shed or other outbuilding.
Read the table against your plan. A three-story custom home is outside the residential category, because that category stops at two stories. A building contractor license reaches three stories. A general contractor license has no such limit.
This is the check a homeowner can do without a lawyer. Count the stories on the plan. Match that count to the category on the license. If the numbers do not fit, ask the contractor to explain in writing which license covers the project, and ask DBPR if you are still unsure.
The page lists many other categories too, such as roofing, plumbing, electrical and air conditioning. A house project can involve several of them. A prime contractor can hire licensed trades. Ask who holds each license.
What does the 10 percent initial payment rule do?
It sets a clock. If a contractor takes a large first payment on residential work, the contractor must start the paperwork and the work within set times.
Section 489.126 says a contractor who receives, as an initial payment, money totaling more than 10 percent of the contract price for repair, restoration, improvement or construction to residential real property must do two things.
- Apply for the permits within 30 days after the date of payment, unless the work needs no permit.
- Start the work within 90 days after all necessary permits are issued.
The rule has exceptions. A contractor may have just cause for missing a deadline. Or the person who paid may agree in writing to longer periods. If the contractor fails to comply, the statute says the homeowner must make a written demand by certified mail, return receipt requested, to the address in the contract. It also says a contractor who takes money in excess of the value of work performed may not fail or refuse to perform any work for any 90-day period, or any period agreed and specified in the contract.
The practical lesson is to write the dates in the contract. Put the payment schedule, the permit application date and the start date on paper. Our glossary entry for building permit explains what the permit step involves. This guide is general information, not legal advice. Ask a Florida attorney about a specific dispute.
What should a contract state?
A good contract states what is being built, for how much, by when, and how changes are handled. Florida law adds one required item for most residential work.
The recovery fund statement. Section 489.1425 says each residential repair, restoration, improvement or construction contract must contain a written statement explaining the consumer’s rights under the Florida Homeowners’ Construction Recovery Fund. The exception is a job where all labor and materials do not exceed $2,500. Look for it in the contract. If it is missing, ask why.
Beyond that, use this checklist as a starting point. These are good habits, not legal requirements.
- Scope. A written description of the work, tied to the drawings and the specification.
- Price and payment schedule. Each payment tied to a stage of work.
- Allowances. An allowance is a set amount for items not chosen yet, such as tile or fixtures. The contract should say the amount and what happens if you spend more or less.
- Change orders. A change order is a written change to scope or price. The contract should say how a change is priced and approved, and that no change takes effect without your signature.
- Schedule. Start date, permit date and a target completion date.
- Permits and inspections. Who applies, who pays and who attends.
- License numbers. The contractor’s license number and category, written on the contract.
What are the warning signs when you check a license?
A few mismatches are worth a second look. None proves wrongdoing, but each deserves a direct question.
- No license number. A contractor who cannot give a number in writing has not shown you a license.
- A name that does not match. The business on the contract should match a name on the record. If it does not, ask why.
- A category that does not fit. Compare the license scope with the size of the house, as the table above shows.
- A registered license from elsewhere. A registered license works only where it was registered.
- A large first payment with no dates. Section 489.126 sets a clock for payments above 10 percent. A contract with no permit date and no start date gives you nothing to measure against.
Section 489.113 says a person must be certified or registered to engage in the business of contracting in Florida. If something on the record does not add up, ask the contractor and then ask DBPR. Put the answer in writing.
What is the difference between fixed-price and cost-plus?
They split the risk of cost differently. A fixed-price contract sets one price for a defined scope. A cost-plus contract charges the actual cost of the work plus an agreed fee or percentage.
Under a fixed price, the contractor carries more of the risk of cost changes inside the scope. Under cost-plus, the owner carries more, and the owner needs to see the cost records. Neither is better in every case. The right choice depends on how complete the plans are and how much you want to see the actual costs.
A fixed price depends on a clear scope. If the plans are not finished, expect allowances and change orders. A cost-plus contract should say how costs are reported to you, and whether there is a cap or a target price.
Whichever type you choose, ask a lender and your attorney how it fits your financing. Our guide to construction loans for custom homes lists questions to ask.
What should I ask before signing?
Ask for documents and check them yourself. Use this list.
- What is your license number, type and category? Search it on DBPR.
- Is the license certified or registered, and where?
- Does the category cover the size and stories of my house?
- Who holds the licenses for the trades on this job?
- Who pulls the permit, and in whose name?
- What is the first payment, and when will you apply for permits and start work?
- Where is the recovery fund statement in the contract?
- How are allowances and change orders handled?
- How do I see the status of inspections?
You can ask any builder these questions, including Halo Homes. A builder with a clear process will answer them in writing. For how a project moves from idea to completion, see our design-build process page, and for the wider picture of choosing a builder, see luxury custom home builders in Tampa.
What is the next step?
Search any contractor you are considering on the DBPR license site, and save the record. Then compare the license category with your plans. To talk through a project, use the contact page or call Halo Homes at (813) 956-1972.
Facts checked October 2026 against the sources listed on this page.
Frequently asked questions
What is the difference between a certified and a registered contractor in Florida?
The Florida Department of Business and Professional Regulation says a certified contractor may contract in any jurisdiction in the state without meeting each place's competency rules. A registered contractor has registered by meeting the competency rules of a specific jurisdiction and may contract only in that jurisdiction.
How do I check a Florida contractor license?
Use the license search on the DBPR website. The agency says users can verify licenses by name or license number. Ask the contractor for the license number, search it, and confirm that the name, license type and category match your contract and the work you plan.
Can a Florida residential contractor build any house?
No. DBPR describes a residential contractor license as limited to one-, two- or three-family residences of not more than two stories, plus accessory structures. A general contractor license is unlimited as to the type of work. Match the category to your project before you sign.
What is the 10 percent rule in Florida contracting?
Section 489.126 of the Florida Statutes covers money received by contractors. If a contractor takes an initial payment above 10 percent of the contract price on residential work, the contractor must apply for permits within 30 days and start work within 90 days after permits issue. Exceptions apply for just cause or a written agreement.
Does a Florida home contract need a recovery fund notice?
Usually, yes. Section 489.1425 says each residential repair, improvement or construction contract must contain a written statement explaining the consumer's rights under the Florida Homeowners' Construction Recovery Fund, unless all labor and materials do not exceed $2,500. Look for it in your contract.
Terms on this page
Sources
- Florida DBPR: Construction Industry Licensing Board
- Florida DBPR: license lookup note
- Florida Senate: Florida Statutes 489.113, Qualifications for practice
- Florida Senate: Florida Statutes 489.126, Moneys received by contractors
- Florida Senate: Florida Statutes 489.1425, Duty of contractor to notify residential property owner of recovery fund
- City of Tampa: Residential New Construction
Written for Halo Homes and checked against the sources above on October 29, 2026. City, county and code rules change, so check the linked page before you act.
