Verify the Contractor’s Florida License
Florida requires concrete contractors to hold a valid license through the Department of Business and Professional Regulation (DBPR). This is non-negotiable. Unlicensed concrete work puts all liability on you as the homeowner, voids most insurance claims, and creates title issues when you sell. Here’s how to verify:
- Visit myfloridalicense.com and search by contractor name or license number
- Look for an active “Certified” or “Registered” contractor license
- Confirm the license type covers concrete work (General Contractor, Building Contractor, or Concrete Specialty)
- Check for any complaints, disciplinary actions, or expired status
- Ask to see the physical license and compare to the DBPR record
Confirm Insurance Coverage
A legitimate contractor carries two essential insurance policies. General liability insurance ($1M minimum) covers property damage during the project. Workers’ compensation insurance covers injuries to the crew on your property. Without workers’ comp, YOU could be liable if a worker is injured on your property. Ask for a Certificate of Insurance (COI) and call the insurance company to verify it’s current.
What to Look for in Estimates and Contracts
Get at least three written estimates for any concrete project over $1,000. A professional estimate should include all of these details:
- Detailed scope of work — Exactly what’s included: demolition, base prep, pour, finish, sealing
- Materials specified — Concrete PSI strength, rebar/mesh, sealer type
- Total price with payment schedule — Never pay more than 10–20% upfront; balance on completion
- Timeline — Start date, estimated completion, and what happens if weather delays occur
- Permit responsibility — Contractor should pull and pay for permits (included in price)
- Warranty — Minimum 1 year workmanship warranty; 2+ years for decorative work
- Change order process — How additional work or changes are priced and approved
Red Flags: When to Walk Away
After 15+ years in Palm Beach County, we’ve seen homeowners burned by the same warning signs. Walk away from any contractor who:
- Demands full payment before starting work
- Can’t or won’t provide a license number
- Has no physical address or uses only a P.O. box
- Gives a verbal quote only and resists putting it in writing
- Pressures you to sign immediately (“this price is only good today”)
- Says permits aren’t needed when they clearly are
- Has no online reviews, photos, or verifiable references
- Offers a price dramatically below other estimates (often cut corners on materials or skip permits)
