How to Check a Contractor's License in Florida (and Spot Unlicensed Work Before You Buy)

Why this matters right now

In October 2026 the Hillsborough County Sheriff's Office announced that its Construction Fraud Unit arrested 50 people in an undercover operation targeting unlicensed contractors, run from June 1 through October 2. Detectives found suspects through online and social media ads and tips from residents (WFLA).

As Sheriff Chad Chronister put it, “A contractor's license is more than a piece of paper.” The person working on your wiring, your roof or your home's foundation should have the training to do it safely. The same thing happens all over Florida, including here in Miami-Dade, Broward and Palm Beach. Here's how to protect yourself.

1. Look up the license yourself

Go to MyFloridaLicense.com, the State of Florida's licensing site, and search the contractor's name or license number. Make sure the license is current and active, the name matches the person or company you're hiring, and the license type matches the job. A roofer should hold a roofing license, an electrician an electrical license.

Some trades also need a local license from your county or city. If you're not sure, ask the contractor which licenses they hold and look each one up.

2. Ask for proof of insurance

A licensed contractor should be able to show you proof of liability insurance, and workers' compensation if they have employees. If someone gets hurt on your property or your home is damaged, this is what protects you.

3. Get everything in writing

Before work starts, get a written agreement that spells out the scope of work, price and timeline. If it isn't in writing, it's hard to prove later.

4. Check their reviews and track record

Look the company up on Google and Thumbtack. Read what past customers say, look for photos of real jobs, and see how the business responds when something goes wrong. A real business has a real track record.

5. Make sure the work is permitted

Most roofing, electrical, plumbing, AC, window and structural work in Florida needs a permit. Ask for the permit number and check it with your city or county building department. Permits mean the work gets inspected by the building department, which is another layer of protection for you.

6. Know the warning signs

Cash only, or a big discount for cash. Established businesses usually offer more than one way to pay.

No written agreement describing the work and the price.

Pressure to decide today, or someone going door to door offering leftover materials or a special price.

They won't give you a license number when you ask, or the name on the license doesn't match the business.

They can't show proof of insurance.

What unlicensed work looks like in a home inspection

As a home inspector, I see the results of unlicensed and unpermitted work all the time. Common examples in South Florida homes include wire splices left outside a junction box in the attic, indoor-rated electrical cable run on the outside of the house, outlets that test with an open ground, AC units installed with no drain pan over finished space, and additions or enclosed patios with no permit history.

Many of these show up in the sample reports on this site, with photos and a plain-English explanation of each one.

Why it matters when you're buying a home

Unpermitted or unlicensed work can mean costly repairs, safety hazards and insurance problems after you close, especially on roofs, electrical panels and plumbing. If the seller has had work done, ask for the permits and invoices, and have the home inspected before your inspection period ends.

Home inspectors need a license too

In Florida, home inspectors must be licensed by the Department of Business and Professional Regulation. Look up any inspector before you book, the same way you would a contractor. You can verify our Florida license and InterNACHI certifications here.