Hiring the right general contractor in Miami is the single most important decision you will make for any major renovation. Here are the 10 questions every Miami homeowner should ask before signing a contract.
1. Are You Licensed and Insured in Florida?
Every legitimate general contractor in Florida holds a state-issued Certified General Contractor (CGC) license. Ask for the license number and verify it on the Florida Department of Business and Professional Regulation website. Also confirm general liability insurance and worker’s compensation coverage.
2. How Long Have You Operated in Miami?
South Florida construction has unique requirements — High Velocity Hurricane Zone code compliance, HOA approval processes, specific permit jurisdictions. A contractor with at least 10 years of Miami experience understands these nuances.
3. Can You Provide References from Similar Projects?
Ask for 3-5 references from projects similar in scope and budget to yours. Call them. Ask about timeline accuracy, budget overruns, communication, and final quality.
4. Do You Handle Permits and Inspections?
Reputable general contractors handle all permitting through the local building department. If a contractor wants you to pull your own permits, this is a red flag — it suggests they may not be properly licensed for the work.
5. What Is Your Payment Schedule?
Reasonable payment schedules tie payments to milestones — never pay more than 10% upfront, with subsequent payments tied to permit approval, framing complete, mechanicals complete, and substantial completion. Avoid contractors demanding 50% upfront.
6. Who Will Be On-Site Daily?
Ask who will be your project superintendent. Get their name and direct phone number. This is the person actually managing your project day-to-day.
7. What Is the Total Timeline?
Get a written timeline with major milestones. Miami renovation timelines should typically include permit review periods of 3-6 weeks for standard projects.
8. What Warranties Do You Provide?
Look for at least 1-year general workmanship warranty, manufacturer warranties on installed products, and Florida’s statutory 10-year structural warranty.
9. How Do You Handle Change Orders?
Change orders should be documented in writing with cost and timeline impacts before work begins. Verbal agreements lead to disputes.
10. Can I See a Sample Contract Before We Sign?
Any contractor unwilling to share a contract template in advance is not someone you want to work with. Read it carefully and have an attorney review for major projects.
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