Hiring the wrong contractor is one of the most expensive mistakes a homeowner can make. In Florida, contractor fraud and unlicensed work are persistent problems — especially after storms. Here's how to protect yourself and hire someone you can trust.
1. Verify Their License
In Florida, general contractors must be licensed by the Department of Business & Professional Regulation (DBPR). You can verify any contractor's license at myfloridalicense.com in under 2 minutes. Look up the license number they provide and confirm it's active and in good standing. If they can't give you a license number, walk away.
2. Check Their Insurance
Ask for a certificate of insurance showing:
- General liability insurance (minimum $1M) — covers property damage during the project
- Workers' compensation — covers injuries to workers on your property
If a worker gets hurt on your property and the contractor doesn't have workers' comp, you can be held liable. Don't skip this step.
3. Get Multiple Written Estimates
Get at least 3 written estimates for any project over $5,000. A written estimate should include:
- Scope of work (detailed, not vague)
- Materials list with specifications
- Timeline with milestones
- Payment schedule
- Warranty terms
Be wary of the lowest bid — it often means corners will be cut, or the price will increase mid-project with "change orders."
4. Ask About Permits
Any contractor who suggests skipping permits is a red flag. Permits protect you — they require inspections that catch problems before they're hidden behind walls. Unpermitted work can also cause problems when you sell your home. In Orange County, the contractor should pull the permit, not you.
5. Check References and Reviews
Ask for 3 references from recent projects similar to yours and actually call them. Ask:
- Did the project come in on budget?
- Was it completed on time?
- How did they handle problems that came up?
- Would you hire them again?
Also check Google reviews — look at how the contractor responds to negative reviews. That tells you as much as the reviews themselves.
6. Watch Out for These Red Flags
- Asking for large upfront payment (more than 10–15%)
- No physical address or only a P.O. box
- Unusually low bid without explanation
- Pressure to sign immediately
- Suggests skipping permits "to save money"
- Can't provide proof of insurance or license number
- Only accepts cash
7. Get Everything in Writing
Florida law requires written contracts for home improvement projects over $2,500. Your contract should include start and end dates, a detailed scope of work, payment schedule, change order procedures, and warranty terms. Never sign a blank contract or one with blank spaces.
Our Approach
At Karhan Construction, we're fully licensed (Florida CGC license), insured, and have been working in Orlando and Central Florida for over 13 years. We pull all permits, provide written contracts, and give you a direct line to the person managing your project — not a call center.
Ready to Talk to a Licensed Orlando Contractor?
Call (407) 821-4702 for a free phone consultation — no pressure, no obligation.