A license number is a starting point
A familiar name, a neighbor’s recommendation, or an advertisement saying “licensed and insured” should lead to verification. Look up the actual contractor before signing an agreement or allowing work to begin.
A license search helps establish authorization. It does not guarantee good workmanship, adequate insurance, or a successful project.
Boards and owners should also assess relevant experience, references, the written scope, proposed subcontractors, and project supervision. A low price is useful only when the proposal covers the work that actually needs to be done.
How to use the Florida license search
- Get identifying information. Ask for the contractor’s full name, business name, and license number.
- Open DBPR’s official search. Choose a search by license number or name. Searching by number reduces confusion between similar names.
- Open the detailed result. Compare the licensee and associated business with the proposal. DBPR explains that a construction business must be qualified by a properly licensed individual.
- Check current authorization. Review license type, status, expiration, and any displayed restrictions or discipline. An inactive, expired, suspended, or revoked record needs clarification before proceeding.
- Confirm the company connection. A real license belonging to someone else is not proof that your proposed business is qualified. Cross-check the individual and business records.
- Save a dated record. Keep the result with the project file and recheck before work begins if time has passed.
Official instructions: DBPR construction business and license verification. Contact DBPR if a status or business relationship is unclear.
Who regulates contractors?
| Authority | What to check |
|---|---|
| Florida DBPR and licensing boards | State construction and electrical contractor licensing, authorized categories, and regulatory discipline. |
| Palm Beach County Contractor Regulations | Applicable county credentials, local authorization, and contractor complaints or unlicensed activity. |
| The building department with jurisdiction | Permits, plans, inspections, code compliance, and project completion. |
| Your condominium association | Required document-based approvals, access arrangements, and protection of association property. |
A state-certified construction contractor may contract statewide within the licensed scope. A state-registered contractor is limited to the jurisdictions covered by that registration. Neither designation authorizes every trade or every project.
Sources: Florida Statutes §489.105; DBPR electrical contractor information.
Palm Beach County’s Contractor Regulations page links to county and state searches and complaint information. For scope or local credential questions, call 561-233-5525 or email pzbctr@pbc.gov.
Why multi-unit condominiums are different
Work in one unit may affect shared drains, water lines, electrical systems, structural components, fire separations, or neighboring units. Plan for shutoffs, access, dust, noise, debris, and protection of occupied homes.
Florida’s residential contractor category is limited to one-, two-, or three-family residences within specified height limits. Do not assume it covers a unit renovation in a larger condominium building.
The building contractor category covers commercial and multiple-dwelling buildings up to three stories, plus certain nonstructural remodeling or repairs in larger buildings. General contractors have broader scope, subject to statutory limits. Appropriate specialty contractors may handle work within their trade. Ask the licensing authority to confirm the correct category for the actual building and project.
Source: §489.105 contractor definitions. A building’s residential use and a contractor’s license category are separate questions.
Owner-builder permits require special caution. Do not assume owning a condominium unit qualifies you to act as your own contractor. Section 489.103 limits exemptions and includes a narrow provision for completing a permit after a contractor has substantially completed the project, with permitting-agency approval. Ask the building department before relying on an exemption.
Source: Florida Statutes §489.103.
What about a handyman?
“Handyman” is a description, not authorization to perform regulated work. Some painting, cabinet, flooring, or other limited work may not require a state contractor license. The exact task matters: adding electrical, plumbing, structural, or other regulated work changes the analysis.
Palm Beach County reports that certain local trade certificates ceased to be required following state preemption effective July 1, 2025. This does not eliminate all contractor licensing, and permits may still be required. Ask the county about the current requirements for the specific scope rather than relying on an old list.
Sources: DBPR business information; PBC contractor licensing changes.
A low price or short job duration is not a reliable test of whether a license or permit is required.
Before work begins: four separate checks
1. License and scope
Verify current authorization for the company, project, and relevant trades. Identify who will supervise and which subcontractors will perform specialized work.
2. Insurance
Obtain current liability and workers’ compensation evidence or applicable exemption information. Have the association’s insurance adviser assess adequacy; a license lookup alone does not establish coverage.
3. Permits and inspections
Confirm requirements with the building department. Specify who obtains permits and tracks inspection results and closure. Association permission does not replace a permit.
4. Association approval
Check governing documents before work affecting shared property or requiring approval. A permit does not establish the owner’s right to alter common elements.
Recommended project file: dated license verification, insurance evidence, written contract, approved scope, permit information, association approvals, change orders, inspection results, and completion documentation.
When something does not match
Pause the hiring decision if the company name, license, or proposed scope cannot be reconciled. Ask for clarification directly from the regulator rather than accepting a borrowed number or a screenshot as the final answer.
For suspected local unlicensed contracting, use Palm Beach County Contractor Regulations. For state-license concerns, use DBPR’s complaint channels. Preserve the contract, payments, photographs, and communications. A regulatory complaint is different from a claim for reimbursement; obtain legal advice when damages, deadlines, or contract rights are involved.
Verify first. Prevent problems later.
Related resources
Management & VendorsPBC Permit CenterAssociation Contract BiddingCommon & Limited Common ElementsEducational guidance for Century Village owners and boards. Confirm current license, scope, jurisdiction, and project requirements with the responsible authorities. Sources checked October 17, 2026.
Resolve mismatches before the project starts
Board Synergy recommended practice Compare the proposal, contracting company, qualifying licensee, permit applicant, insurance evidence, and payment recipient. A mismatch is a question to resolve, not automatic proof of misconduct.
- Ask for clarification. Obtain the legal business name, responsible licensee, actual work scope, and any subcontractors.
- Confirm with the authority. Ask DBPR or the county about an unclear license status, scope, business qualification, or local requirement. A business tax receipt does not replace a required trade license.
- Document the answer. Save the dated result and any regulator clarification with the project file. Recheck when the contractor or scope changes.
- Confirm the other safeguards. Verify insurance through the appropriate source, association approval, permit requirements, and the person responsible for inspections and closeout.
Florida law / regulatory requirements The actual license category, jurisdiction, exemptions, and scope control. Governing-document requirement Association authorization is a separate check. UCO procedure Gate entry is an access arrangement and does not certify qualifications.
Connected Board Synergy guides
- Licensed and insured contractors
- Hiring a handyman
- Building permits
- Unit alterations
- Associations vendors
- Common public searches
Independent educational guidance. Confirm current regulator information, controlling documents, and the actual agreement for your decision.