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Vetting Contractors After a Hurricane

Florida boards regularly sign contracts with unqualified or fraudulent contractors after a hurricane. This guide tells you how to verify licenses, check insurance, call references, and avoid the most common scams targeting HOA communities.

~15 min readImportant

Storm-chaser warning

After every major Florida hurricane, unlicensed contractors and outright scammers flood neighborhoods. They offer “fast cash” deals, ask for full payment upfront, and disappear. Florida boards are particularly vulnerable because they need to act quickly. No matter how urgent the situation — verify before you sign.

Step 1: Verify the Florida License

Florida requires all contractors doing work over $500 to hold a valid Florida contractor license. There are two main types:

  • Certified Contractor: Can work anywhere in Florida. Look for a "Cert" number.
  • Registered Contractor: Can only work in specific counties where they're registered.

Verify any contractor at MyFloridaLicense.com or call 850-487-1395. Check:

  • License is active and not expired
  • License covers the type of work being performed (roofing, general building, pool, etc.)
  • No open disciplinary actions or recent complaints
  • Workers' compensation coverage (required for contractors with employees)

FL license format

Certified licenses: CGC + 6 digits (general contractor), CMC + 6 digits (mechanical), etc.
Example: CGC1518504. You can search by name or license number.

Step 2: Confirm Insurance Coverage

Request and independently verify these insurance certificates before signing any contract:

General Liability
Covers property damage and injuries on your job. Minimum: $1M per occurrence.
Why it matters: Protects the HOA if the contractor damages property or someone is injured.
Workers' Compensation
Covers employee injuries. Required for any contractor with employees.
Why it matters: Without this, the HOA can be liable for injured workers.
Builder's Risk / Course of Construction
Covers the project itself during construction.
Why it matters: If a half-repaired roof is damaged again, this covers it.
Commercial Auto
Covers vehicles used for the job.
Why it matters: Standard personal auto policies don't cover business use of vehicles.

Note: Ask for a certificate directly from the insurer to verify authenticity. Faxes or PDFs can be forged.

Step 3: Questions to Ask Every Contractor

Run through these questions before any serious discussion. A reputable contractor will have direct, confident answers.

Q: Can you provide 3–5 Florida HOA/COA references from the past 3 years?
What to look for: A well-established contractor will have HOA references readily available. Call them.
Q: Will you provide a detailed, CSI-formatted estimate?
What to look for: If they resist providing a written, detailed estimate, walk away.
Q: Who will supervise the job daily? Will that person be on-site?
What to look for: The owner of the company should visit the site regularly, and a dedicated supervisor should be present.
Q: What is your scope of work, and what is explicitly NOT included?
What to look for: Scope exclusions are a major source of cost overruns. Get everything in writing.
Q: What is your payment schedule? Do you require more than 10–15% down?
What to look for: Be very cautious of contractors who want more than 15% upfront. Industry standard is 10–15% at signing.
Q: Do you use subcontractors? If so, who, and how do you vet them?
What to look for: The contractor is responsible for all subcontractors. Verify subcontractor licenses too.
Q: What permits will be required, and who obtains them?
What to look for: In Florida, the contractor typically obtains building permits. Verify this in writing.
Q: What is your lien waiver policy?
What to look for: Require monthly lien waivers from all subcontractors. This protects owners from mechanic's liens.
Q: What is your dispute resolution process?
What to look for: A professional contract should include a process for handling disagreements.

Step 4: Red Flags

These are warning signs of a problem contractor. If you see any of these, move on:

✗Asks for full payment (or more than 25%) upfront
✗Door-to-door cold solicitation after the storm
✗No Florida contractor license (or can't produce it)
✗No physical office — only a mobile number and PO box
✗Pressure to sign immediately ('today only' pricing)
✗Won't provide written estimates or contracts
✗Cash discount offered (usually a tax/in insurance fraud signal)
✗Worker's comp insurance not provided or verified
✗Uses a different company name than on the estimate
✗Asks to be added to your insurance claim as assignable

Step 5: Review the Contract Carefully

Never sign a verbal agreement or a generic “proposal” without reviewing all terms. Florida law (Fla. Stat. § 718) governs condo associations; HOA contracts may have additional requirements under your governing documents.

Your contract should include:

  • Full legal name and license number of the contractor
  • Detailed scope of work (materials, brands, specifications)
  • Project timeline with start and completion dates
  • Payment schedule tied to project milestones
  • Change order process (how additional costs are approved)
  • Warranty terms (minimum 1 year labor is standard in FL)
  • Florida Building Code compliance statement
  • Permit acquisition responsibility
  • Termination clause

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