Choosing the right contractor in South Florida can make or break your construction project. With thousands of contractors in the region and unique local requirements, asking the right questions upfront can save you time, money, and major headaches down the road.
Why South Florida Contractor Selection is Unique
South Florida presents specific challenges that require experienced, knowledgeable contractors:
- Hurricane-resistant construction requirements
- Complex permitting processes across multiple jurisdictions
- Strict licensing and insurance regulations
- Seasonal weather and material considerations
- High moisture and salt air environmental factors
Question 1: Are You Licensed and Insured in My Specific County?
What to Ask:
- "What is your current license number?"
- "Can I verify your license status online?"
- "Do you have the specific license type for my project?"
- "Is your insurance current and adequate for this project size?"
Why This Matters:
Florida requires different license types:
- CBC (Certified Building Contractor): For major structural work
- CRC (Certified Residential Contractor): For residential projects under $200k
- Specialty licenses: For specific trades like plumbing, electrical
Red Flags:
- Reluctance to provide license numbers
- Expired or suspended licenses
- Wrong license type for your project
- No proof of current insurance
How to Verify:
- Check the Florida Department of Business Regulation website
- Call your county's building department
- Request current insurance certificates
- Verify workers' compensation coverage
Question 2: How Many Years of Hurricane Experience Do You Have?
What to Ask:
- "How many hurricane seasons have you worked through?"
- "Do you have experience with post-storm repairs?"
- "What's your protocol for protecting active job sites during storms?"
- "Can you provide references from hurricane-related projects?"
Why Hurricane Experience is Critical:
South Florida contractors must understand:
- Impact window and door requirements
- Wind load calculations and structural reinforcement
- Flood zone construction considerations
- Emergency preparedness and site protection
- Insurance claim processes and documentation
What Good Contractors Will Say:
- Specific examples of hurricane projects completed
- Detailed storm preparation protocols
- Relationships with impact window/door suppliers
- Experience with insurance adjusters and claims
Question 3: Can You Handle All Permits and Inspections?
What to Ask:
- "Do you pull permits, or do I need to handle that?"
- "What permits are required for my project?"
- "How long does the permit process typically take?"
- "Who schedules and coordinates inspections?"
- "What happens if we fail an inspection?"
Understanding Local Permit Requirements:
Different counties have varying requirements:
Palm Beach County:
- Online permitting system
- Stricter hurricane codes
- Multiple inspection phases
- Impact window requirements
Broward County:
- Different fee structures
- Specific flood zone requirements
- Electronic plan submission
Miami-Dade County:
- NOA (Notice of Acceptance) requirements
- High Velocity Hurricane Zone rules
- Product approval database
Warning Signs:
- Suggests skipping permits "to save money"
- Doesn't know local permit requirements
- Wants you to pull permits yourself
- Can't explain the inspection process
Question 4: What's Your Approach to Cost Overruns and Change Orders?
What to Ask:
- "How do you handle unexpected issues or changes?"
- "What percentage contingency do you recommend?"
- "How are change orders priced and approved?"
- "Can you provide a detailed, itemized estimate?"
- "What's included in your warranty?"
Understanding South Florida Cost Factors:
Unique regional expenses:
- Hurricane-grade materials: 15-30% premium
- Seasonal labor fluctuations: Peak season premiums
- Extended permitting timelines: Holding costs
- Weather delays: Hurricane season impacts
What Quality Contractors Offer:
- Detailed line-item estimates
- Clear change order process
- Reasonable contingency recommendations (10-15%)
- Written warranty terms
- Progress payment schedules
Red Flags:
- Vague, round number estimates
- Large upfront payments required
- No written change order process
- Unrealistic timeline promises
- No warranty information
Question 5: Can You Provide Local References and Photos?
What to Ask:
- "Can I see examples of similar projects in my area?"
- "May I contact recent clients for references?"
- "Do you have before/after photos of local work?"
- "Can I visit any current job sites?"
- "Are there any completed projects I can drive by?"
Why Local References Matter:
South Florida-specific considerations:
- Similar architectural styles (Mediterranean, coastal, etc.)
- Climate-appropriate material choices
- Local supplier and subcontractor relationships
- Understanding of neighborhood regulations
- HOA and municipal compliance experience
What to Ask References:
- Project completion time vs. estimates
- Quality of workmanship and materials
- Communication during the project
- How problems or delays were handled
- Would they hire this contractor again?
Photo Portfolio Red Flags:
- Only stock photos or photos from other regions
- No recent project photos (older than 2 years)
- Reluctance to provide references
- No local project examples
Additional Due Diligence Steps
Research Online Presence
- Google reviews and ratings
- Better Business Bureau record
- Angie's List or similar platforms
- Social media presence and recent project posts
Check Court Records
- Any recent lawsuits or liens
- Mechanic's lien history
- Bankruptcy filings
- Consumer complaints
Verify Financial Stability
- How long in business at current location
- Established supplier relationships
- Bonding capacity for larger projects
- Payment terms and financing options
Getting Multiple Estimates
Best Practices:
- Get at least 3 detailed estimates
- Compare scope, materials, and timelines
- Ask for clarification on any differences
- Don't automatically choose the lowest bid
- Consider value, not just price
Estimate Comparison Checklist:
- [ ] Materials specifications match
- [ ] Labor scope is equivalent
- [ ] Permit costs are included
- [ ] Timeline expectations are realistic
- [ ] Warranty terms are comparable
- [ ] Payment schedules are reasonable
Making Your Final Decision
Factors Beyond Price:
- Communication style and responsiveness
- Professional presentation and organization
- Understanding of your specific needs
- Comfort level and trust
- Local reputation and experience
Trust Your Instincts:
If something feels wrong, investigate further or consider other options. Quality contractors welcome questions and provide thorough, professional responses.
Working with REISS BUILDS
At REISS BUILDS, we welcome these questions and more. Our responses:
✅ Licensed CBC1268455 - Verified and current
✅ 20+ years hurricane experience - Multiple storm seasons
✅ Full permit handling - All counties in South Florida
✅ Transparent pricing - Detailed estimates with clear warranties
✅ Local references available - Recent projects and satisfied clients
Ready to Ask the Right Questions?
Don't start any construction project without thorough contractor vetting. The time spent upfront asking these essential questions can prevent costly mistakes and ensure your project's success.
Contact us for a consultation where we'll answer all your questions and more:
- Detailed project assessment and recommendations
- Transparent pricing with no hidden costs
- Local references and project portfolio review
- Clear timeline and communication protocols
Licensed General Contractor CBC1268455 | Fully Insured | A+ BBB Rating | Serving South Florida Since 2004