Only Use Licensed Contractors

and Make Sure to Obtain a Building Permit Before Starting Any Work

It is important to only use properly licensed and insured contractors.

Why Would a Property Owner Consider Hiring Unlicensed Contractors?

They May Seem Cheaper in the Short Term

The general reason for hiring an unlicensed contractor to do work is because they are generally cheaper than licensed ones. These contractors don't pay licensing fees, pay bonds to protect their work, and generally don't have liability or worker's compensation insurance. Their cheaper prices may not provide a property owner with the best value for the money and may create unexpected consequences and costs in the long run.

Why Should a Property Owner Hire Licensed Contractors?

Basic Protections Afforded by a Licensed Contractor

A license ensures at least a minimal amount of competence in a contractor's field. This does not mean that any particular contractor will be the best at what they do but it does guarantee at least some level of proficiency.  Additionally, a contractor licensed through the State of Florida provides an avenue of grievance in case something goes wrong. If a dispute arises, an arbitration proceeding can commence. This vehicle for solving an issue is generally less expensive and time consuming than litigation.  The State has a database that shows complaints filed against a licensed contractor.  This data can be searched and information can be obtained to show if the contractor is competent or not.  The data will also show if a contractor has ever lost his license or been sanctioned.

Property Value Protection

Building and renovation projects generally require city, county, or state permits to do the work. Unlicensed contractors may not obtain these permits leaving the property owner liable for any damages.

Protection from Injury to Contractor & Workers

Licensed contractors are required to carry insurance to protect themselves and workers they hire. This protects the property owner from being liable for injuries. Unlicensed contractors generally don't carry the proper insurance coverage.  If someone gets hurt on the job, under the control of an unlicensed contractor, the property owner that hired that contractor would be liable for the worker's injuries.

Third Party Damages

The property owner will be liable for the damages of other parties are damaged by actions of an unlicensed contractor whoever hired the contractor is liable for the damages. If the property owner is the hiring party, he or she will be responsible for the contractor's actions during employment.

Think it Won't Happen to You?

The following examples are a just a few of the unintended consequences property owners have endured using unlicensed contractors and/or performing work without a permit:

A commercial property owner allowed a tenant to install interior walls without a licensed contractor or building permit.  The work did not meet the building code or A.D.A. guidelines and was unsafe.  Once discovered, the business owner had to temporarily close their business and the property owner could not lease the unit to anyone until the work was removed and the building was reinspected.  This cost the business owner and property owner time and money.

Residential property owners hired an unlicensed contractor to add another room onto their house without a permit.  The work was discovered when the property owner tried to sell their home.  Once discovered, the homeowner was not able to close on the sale, had to spend a significant amount of money removing the unpermitted work, and had to relist their home for significantly less than the previous amount they had a buyer under contract for.  If the property owners hired a licensed contractor and obtained a building permit, at the beginning, they would have preserved their investment into the home.

A residential property owner hired an unlicensed contractor to repair his plumbing.  The unlicensed contractor did not obtain a permit and did not make the repair according the the building code.  The homeowner realized her mistake when, after spending a lot of money on the repair, began to experience water leaks inside of her home.  When the homeowner contacted the unlicensed contractor she hired to come back and fix his mistakes, the unlicensed contractor refused to return her call or come back to fix the mistakes.  The homeowner had to spend more money to have a licensed contractor not only fix the mistakes of the unlicensed contractor but also repair the original problem.  This cost the homeowner more than double what it would have cost to hire a licensed contractor to begin with.

A commercial property owner hired an unlicensed contractor to repair an a/c unit on the roof.  The unlicensed contractor did not follow safety standards and did not have insurance.  One of  his employees fell off the roof and became injured.  The claim had to be paid by the commercial property owner.  After lengthy litigation and a significant increase in his insurance premiums, the property owner wound up spending much more than what a licensed contractor would have charged to make the repair.

Hiring unlicensed contractors and performing work without a permit leaves property owners at great risk!

Using licensed contractors may help save you time and money in the long run.  Before selecting a contractor, ask to see a copy of his or her license and insurance.  Legitimate contractors spend a lot of time and money on training, testing, licensing, and insurance and will appreciate a customer asking to see these documents.  Make sure you have a written contract and do not pay for any construction job in full before the job is started or completed.

Additionally, most home improvement projects require a building permit.  Make sure you have a building permit before starting any work even if you are doing the work yourself.

Click on the following link to verify a contractor's license before signing any contracts or authorizing any work to be performed on your home or business:

https://www.myfloridalicense.com/wl11.asp?mode=0&SID=

Please contact the City's building department if you have any further questions or to verify a building permit has been issued for your project.  The building department may be reached at (352) 394-3598, extension 180.