Hiring a Contractor

Types of Contractors
Depending on the size and complexity of your project, you may choose to work with a number of different professionals:

• General Contractors manage all aspects of your project, including hiring and supervising subcontractors, getting building permits, and scheduling inspections. They also work with architects and designers.
• Specialty Contractors install particular products, such as cabinets and bathroom fixtures, flooring, concrete work.
• Architects design homes, additions, and major renovations. If your project includes structural changes, you may want to hire an architect who specializes in home remodeling.  An architect may also be hired to supervise the construction or project.
• Designers have expertise in specific areas of the home, such as kitchens and baths, but may not be a licensed contractor.  Designers may be hired to also supervise the project.
• Design/Build Contractors provide one-stop service. They see your project through from start to finish. Some firms have architects on staff; others use certified designers. 

Hiring a Contractor:  Questions You Need to Ask:

• How long have you been in business? Look for a well-established company.   Contact your local and state consumer protection agencies to determine whether the contractor has had complaints and the disposition of the complaints filed.  It is important to recognize that if there is no record of complaints against a particular contractor it doesn't necessarily mean that there are no problems with the contractor. It may be that problems exist, but have not yet been reported, or that the contractor is doing business under several different names.  However, even good companies may have complaints, what is important is the number of complaints and whether they were resolved.
• Are you licensed and registered with the state or the county? Florida requires that certain types of construction related work requires a license  issued by the Florida Department of Business and Professional Regulation (www.myflorida.com/dbpr) Example of state contractor's licenses include electrical, roofing, pool, and plumbing contractors. However, Florida counties may also issue contractor licenses, including specialty contractors such as the installers of flooring, painting contractors, carpentry, and masons. Broward County residents can verify contractor license (certificates of competency) issued by Broward County at the website of the Broward County Building Code Services Division, www.broward.org/building. Always request that the contractor provide you with his or her company's licensing information and verify the information by performing a license check at the agencies listed above.
• How many projects like mine have you completed in the last year? Ask for a list. This will help you determine how familiar the contractor is with your type of project.
• Will my project require a permit? Most states and localities require permits for building projects, even for simple jobs like decks. A competent contractor will get all the necessary permits before starting work on your project. Be suspicious if the contractor asks you to get the permit(s). It could mean that the contractor is not licensed or registered, as required by your state or locality. Also, if you pull the permit, you become responsible for any problems, including failure to have the work inspected and code violations.
• May I have a list of references? The contractor should be able to give you the names, addresses, and phone numbers of at least three clients who have projects similar to yours. Ask each how long ago the project was completed and if you can see it. Also, tell the contractor that you'd like to visit jobs in progress. 
• The following is a list of questions to ask the reference:
  o Can I visit your home to see the completed job?
  o How was the quality of the workmanship?
  o How well did the contractor stay on budget according to the original estimate?
  o Did the contractor use a change order form for any changes?
  o How timely was the contractor during the course of the job?
  o Were you happy with his/her attitude when problems would arise?
  o How were the subcontractors and workers that were on the job?
  o Did they keep the job site clean and safe?
  o Was the contractor himself on the job to supervise?
  o Would you ever use this contractor again?
  o Would you refer them to a friend?
  o How did you find the contractor?
• Will you be using subcontractors on this project? If yes, ask to meet them, and make sure they have current insurance coverage and licenses, if required. Also ask them if they were paid on time by this contractor. A "mechanic's lien" could be placed on your home if your contractor fails to pay the subcontractors and suppliers on your project. That means the subcontractors and suppliers could go to court to force you to sell your home to satisfy their unpaid bills from your project. Protect yourself by asking the contractor, and every subcontractor and supplier, for a lien release or lien waiver.  For more information click Notice of Commencements and Construction Lien Laws.
• What types of insurance do you carry? Contractors should have personal liability, worker's compensation, and property damage coverage. Ask for copies of insurance certificates, and make sure they're current. Avoid doing business with contractors who does not carry the appropriate insurance. Otherwise, you could be held liable for any injuries and damages that occur during the project.

Contractor Licenses

A contractor performing work in Broward County that involves skills in plumbing, electrical, building, mechanical, engineering, liquefied petroleum gas and related specialties must have a Broward County Certificate of Competency or a Florida Contractor's license. This includes, but is not limited to, jobs such as installation and/or repair of: Roofs, shutters, air conditioners, sheds, flooring, lawn sprinklers, docks, fences, burglar alarms, decks, cabinets, swimming pools, screen enclosures, driveways, exterior doors, windows, awnings, electrical, and plumbing

To find out if a contractor has a Broward County Certificate of Competency or a Florida Contractor's license, call 954-831-4000 or web search at https://dpep.broward.org/bcs/default.asp?PossePresentationId=1550000. You can perform online Florida state contractor license search at www.myflorida.com/dbpr. In addition, ask the building Department of the city or municipality where the work will be performed if there is any problem which would prevent the contractor from obtaining a permit.

Before you sign a contract with a contractor, you may also want to call Broward County Consumer Affairs Division (954-357-5350) or the Better Business Bureau (954-431-4900) for information.

Quick Check List

Before selecting a contractor, you should do the following: 

• Plan your project from start to finish.
• Be specific in explaining exactly what you want. 
• Be sure to approve any architectural plans that are involved before the contract work begins. 
• Compare costs before making a financial commitment. 
• Discuss bids in detail with each contractor. 
• Ask the contractor for local references and find out if he or she is a member of a professional remodelers association. 
• Contact your consumer protection agency(s), contractor licensing agencies, and the Better Business Bureau to learn how long a contractor has been in business. 
• Find out if a contractor is insured against claims covering worker's compensation, property damage, and personal liability. 
• Check with state, county, or city housing authorities to be sure that a contractor meets all area licensing/bonding requirements.