How to Verify a Contractor Is Legitimate Before You Sign Anything

The Problem

Why This Matters More Than Most Homeowners Realize

Unlicensed work in Florida is not a technicality — it is a financial and legal trap.

Every year, South Florida homeowners lose money to contractors who disappear after a deposit, leave work unfinished, or perform installations that fail the first inspection. In the worst cases, a homeowner files an insurance claim after a hurricane only to learn that unlicensed work voids coverage entirely.

The Florida Department of Business and Professional Regulation (DBPR) licenses contractors at the state level. Separate from a business registration, a contractor license defines exactly what scope of work that contractor is legally authorized to perform. A company with only a business license — but no DBPR contractor license — cannot legally pull permits or perform structural or specialty work in Florida. Hiring one puts you, not them, at legal and financial risk.

The good news: the state makes verification free, public, and fast. Here is how to do it in five steps.

South Florida Context

Why Miami-Dade and Broward Have Higher Stakes

Miami-Dade and Broward Counties sit inside the High-Velocity Hurricane Zone (HVHZ) — the strictest building-code jurisdiction in the United States. The Florida Building Code sets baseline standards statewide, but HVHZ adds requirements on top: impact-rated products must carry a Miami-Dade Notice of Acceptance (NOA) or a Florida Product Approval, and installations must follow the NOA conditions exactly.

A contractor unfamiliar with HVHZ requirements can install a window that passes a visual inspection but fails structurally — or install it correctly but with the wrong anchor spacing, voiding the product approval. In a market this regulated, verifying a contractor’s license type (not just that they have a license) matters for impact window installations and roofing projects alike.

Step-by-Step Guide

Five Steps to Verify a Florida Contractor Before You Sign

Step 1 — Look Up the License on myfloridalicense.com

Go to myfloridalicense.com and use the License Verification tool. Search by the contractor’s full name or the license number they gave you. Confirm three things:

• License type: Does it match the work being performed? A Certified Roofing Contractor license does not authorize window installation. A Certified Specialty Contractor with a Glass & Glazing Specialty is the correct license for window and door work.
• Licensee name: The name on the DBPR record must match the person or company you are contracting with. If someone hands you a card with a different name, ask why.
• Status: Confirm the license is current. A lapsed license is functionally the same as no license for permit and liability purposes.

Step 2 — Verify the Certificate of Insurance

Ask for a Certificate of Insurance (COI) before any conversation about price. A legitimate contractor will provide one without hesitation. Look for two separate coverages:

• General Liability: Covers property damage the contractor causes during the project. Minimum $300,000 is common; higher limits are better for larger projects.
• Workers’ Compensation: Covers injuries to workers on your property. Without it, an injured worker can file a claim against your homeowner’s policy — or sue you directly.

The certificate must name the contractor (not a parent company you cannot verify) and show current expiration dates. Call the issuing insurance agency on the certificate to confirm it has not been cancelled — any legitimate insurer will confirm this in under two minutes.

Step 3 — Confirm Permit Pulling Authority

In Florida, only the licensed contractor of record can pull a permit for regulated work. If a contractor tells you a permit is not needed for new impact windows or a roof replacement, that is a red flag. Both types of work require permits in Miami-Dade, Broward, and Palm Beach Counties under the Florida Building Code.

Ask the contractor: “Will you pull the permit in your name?” A yes is the correct answer. A contractor who suggests you pull the permit yourself (as the owner-builder) is shifting legal and inspection liability onto you.

Step 4 — Check the DBPR Complaint History

On the same DBPR lookup page, you can review any disciplinary actions or complaints against a licensee. One complaint resolved years ago is different from a pattern of recent issues. Look at the resolution, not just the existence of a complaint.

Step 5 — Search the Local Building Department Records

Most South Florida municipalities offer public permit records online. Search the contractor’s license number or company name. Do they have recent permits that closed with a final inspection pass? A contractor with no permit history in your county may be unfamiliar with local inspectors’ expectations — or may have been pulling permits under a different license (sometimes a red flag for license-borrowing).

Red Flags vs. Green Flags

What to Look For — and What to Walk Away From

When Another Contractor Might Be a Better Fit

If you are looking for the absolute lowest price and are comfortable managing your own verification process, a smaller sole-proprietor contractor may offer lower overhead costs. The tradeoff is that you take on more of the verification and coordination burden yourself. That trade is fine for some buyers — just go in with eyes open and complete the five steps above regardless of who you hire.

One structural advantage of working with a contractor who holds a Certified General Contractor license alongside specialty licenses: when a window or door project reveals underlying structural issues — rotted framing, a lintel that needs reinforcement, hurricane straps that are missing or undersized — the same contractor can address that scope in-house without stopping the job and calling a separate GC. That continuity keeps the permit and accountability in one place.

Windows & Doors

How License Type Relates to Window and Door Installations

For impact window and impact door installations in South Florida, the relevant license type is a Certified Specialty Contractor with a Glass & Glazing Specialty. This license specifically authorizes window and door work. A general contractor license alone does not automatically qualify someone for glazing work under Florida law — the specialty classification exists for a reason.

In the HVHZ, windows must also meet Miami-Dade product approval requirements. Ask your contractor for the Florida Product Approval number for the specific product being installed, and confirm that the installation method in the NOA matches how they plan to install it. A contractor who cannot answer that question fluently has not done enough HVHZ work.

For financing options on impact window or door projects, review available financing programs before committing to a payment structure — knowing your options protects you from contractors who push unfavorable deposit terms.

The Verification Process

Contractor Verification at a Glance

Who We’re Not the Right Fit For

• Buyers whose first filter is lowest price: Verified licensing, proper insurance, and permit-pulling all carry overhead costs that the lowest-bid contractor may skip. If price is the only criterion, we will not be your cheapest option.
• Projects outside Miami-Dade, Broward, and Palm Beach Counties: Our licensing and permit relationships are concentrated in South Florida. Homeowners farther north should look for a contractor with local permit history in their specific county.
• Very small single-window repairs: Our process — full verification, permit, inspection — is built for whole-home or multi-opening projects. A single-window repair may be better handled by a smaller local glazier.
• Homeowners who prefer a handshake deal: We require a written contract, a pulled permit, and a final inspection on every job. If that level of documentation feels like too much process, we are genuinely not the right fit.