In Florida, the biggest risk is for the "contractor". Even if he does perfect work, if he's unlicensed or improperly licensed and does work requiring licensing, his contract with you is unenforceable, however, your contract with him is. He has no lien rights.

I can email my customers a Certificate of Insurance in 5 minutes.

I got a $500.00 fine for advertising in Pinellas County without a county license several years ago. Inspector nailed 6 of us in one magazine. He earned the county 3K for about an hour's work sitting at his desk. It's a tax shakedown and has nothing to do with quality of work or personnel.

Thanks, Joseph. I always value your input the most. It does all feel very complicated to sort out but would you agree that, class of license aside, it's a concern if he can't or won't show me his insurance?

"class of license aside, it's a concern if he can't or won't show me his insurance?

Two red flags, will not show you his insurance (which means he does not have any in my mind) and that he wants you to pull permits which to me means he know he legally cannot. I would not move forward with him under these circumstances even if he is the absolute best, unfortunately.

Thank you, Millworkman. And I agree. My gut actually does tell me he's good at what he does - but I suspect his experience is far more in smaller projects and even if he does amazing tile work - I need to know everything UNDERNEATH the tile is even better. And I definitely want permits in a contractor's name and for them to be upfront about insurance/etc. Sadly that hasn't happened here so we have to walk away.

Thanks for all the input! Further research led me to find out that this contractor was not certified in plumbing or electrical. He may have been planning to subcontract out but I suspect he was not. Valuable lesson learned... we'll get all of this info at the first meeting/interview next time!

A general contractor performing residential construction or remodeling wouldn't typically hold trade contractor licenses such as plumbing, mechanical or electrical. Those would typically be subcontracted.

It's all so confusing for the homeowner, Charles Ross Homes. I recognize this all my be fine for many homeowners but I was put off by the lack of transparency. He told me that he preferred I pull the permits but at no time did he mention that's likely partly because he would not be able to pull them himself (due to not having a county business license or having specialties in the areas of work he'd be doing). I recognize he could have had a sub pull the permits but he strongly pushed back on any of the permit pulling and I think greater transparency from day one would have given me more confidence. And he told me he wasn't 'able' to show proof of insurance... I still don't know if he has it.

Curious how most general contractors pull permits? I presume they pull the building and then have their subs pull the specialties? Is that a complicated/unusual process?

We just had our basement gutted and remodeled. The GC pulled the overall construction permit - with the plans, etc. Then, the subs pulled the individual permits for framing, electrical and plumbing. The only interaction we had on the permits was to let the inspector in and out of the house as he didn't have access through the key we gave our GC. We've had other jobs done - replacing our front steps and driveway, installing tankless water heater, air conditioner replacement, leak in the water main outside the house and we've NEVER pulled our own permit for any of that work.

Our GC had a full packet of all the warranty on their work, insurance, etc that we reviewed at the meeting where we paid our first large payment (had previously paid a small deposit to set the date, cover the design work, etc) the day before construction began. I think all the things that you have noted are reg flags that when take together should cause you to pause and not go forward with this GC.

The need for permits can be confusing. In general, homeowners are advised against pulling any permits where a contractor will be performing work. When in doubt, consult your local code official; they are there for your protection.