Most commercial demolition goes wrong for the same few reasons: a contractor who isn't licensed for the building, insurance that doesn't cover what everyone assumed, an asbestos step that was skipped, or debris that ends up somewhere it shouldn't. Every one of these can be caught before the contract is signed. This checklist is written for property owners, property managers, developers and general contractors hiring a demolition company for a commercial building in Miami-Dade, Broward or Palm Beach.
Paperwork first
License and insurance
License
- An active Florida contractor license, checked yourself on myfloridalicense.com, that covers the size of the building
- The name on the license matches the company on the contract, or the person who qualifies that company
- If they rely on a county demolition license, confirm it's valid in the county where the building is
- The same company will pull the demolition permit in its own name
- If the demolition crew is unlicensed, it can only work as a subcontractor under a licensed general contractor who holds the contract, pulls the permit and supervises the work
Insurance
- Certificates of insurance sent directly by their agent, not a copy from the contractor
- General liability limits that meet your lease, lender or owner requirements
- You, and anyone else your contracts require, named as additional insured
- Workers' compensation for the crew. Florida requires it for construction businesses with one or more employees, and you can check coverage on the state's proof of coverage search
- Commercial auto coverage for the trucks and equipment coming onto the site
- If any crew is subcontracted, the sub needs its own insurance, including workers' comp that covers every worker actually on site, every day. A policy that covers a few employees doesn't protect a fill-in or day laborer who isn't on it
Before work starts
Environmental and safety steps to ask about
Asbestos survey
The federal asbestos rule requires a commercial building to be inspected for asbestos before it's demolished. Ask who will do the survey and when, and get a copy of the report.
Asbestos notice
The responsible agency must be notified at least 10 working days before the work starts. In Miami-Dade, Broward and Palm Beach, that notice goes to the county's local program rather than the state. Ask who files it and ask for a copy.
Abatement
If the survey finds asbestos that has to come out, a licensed asbestos contractor removes it before demolition. Find out whether that's in the bid or excluded.
Engineering survey
OSHA requires a competent person to survey the structure before demolition starts, so the building doesn't collapse before it's supposed to, and the contractor must keep a written copy. Ask to see it.
Utilities
Electric, gas, water and sewer must be shut off, capped or controlled before the work starts, with the disconnect letters the permit requires. Ask who coordinates each one.
Site safety plan
Fencing, dust control, traffic and pedestrian protection, and how adjoining buildings and tenants will be protected. On an occupied property, ask how they'll keep the rest of the building running.
Comparing bids
What each bid should spell out
| Item | Line item | What to look for |
|---|---|---|
| Scope | Exactly what comes down and what stays, including slabs, footings, foundations, paving and underground utilities | |
| Permits and fees | Who pulls and pays for the demolition permit and any sub-permits, such as the sewer cap | |
| Asbestos and hazardous materials | Survey, notice, abatement and items like fluorescent lamps or refrigerants: included or excluded | |
| Disposal | Where the debris goes, and a promise of disposal tickets from permitted facilities | |
| Site restoration | Fill, compaction and grading, and to what condition the site is left | |
| Schedule | Start date, duration, work hours and what happens if the schedule slips | |
| Exclusions and allowances | Anything left out, and how unknown conditions are priced, ideally with written change orders |
Two bids that look far apart often cover different scopes. Comparing them line by line usually explains the gap.
At the end of the job
What you should get when it's done
Final inspection
A passed final inspection and a closed demolition permit. An open permit can hold up the next permit or show up in a sale or refinance.
Disposal records
Tickets showing the debris went to permitted facilities, which lenders, owners and some cities ask for.
Lien releases
Under Florida's construction lien law, unpaid subcontractors and suppliers can claim a lien on the property. Ask for lien releases and the contractor's final payment affidavit before the last payment.
One point of contact
From the first walk to the final inspection, you should know exactly who's responsible. On commercial jobs, that's worth as much as the price.
Related
Keep reading
Common questions
Frequently asked questions
What license does a commercial demolition contractor need in Florida?
A state-certified general contractor can demolish any building. Building contractors have size limits, and some counties, like Miami-Dade, Broward and Palm Beach, issue their own demolition contractor licenses for work in that county. Check the license on myfloridalicense.com or the county's search before you hire.
Is an asbestos survey required before commercial demolition?
Yes. The federal asbestos rule requires commercial buildings to be inspected for asbestos before demolition, and the responsible agency has to be notified at least 10 working days before work starts.
What insurance should a commercial demolition contractor carry?
General liability with limits that meet your requirements, workers' compensation for the crew, and commercial auto. Ask for certificates sent directly by their agent, with you named as additional insured.
Why are commercial demolition bids so different?
Usually because they cover different scopes. One bid may include the slab, asbestos abatement or site restoration while another leaves them out. Compare each line item, not the total.
What documents should I get after a commercial demolition?
A closed permit with a passed final inspection, disposal tickets, and lien releases with the contractor's final payment affidavit.
Can a general contractor hire an unlicensed demolition subcontractor?
Yes, it's legal, but it carries real risk unless the general contractor supervises the sub directly. Under section 489.113(2) of the Florida Statutes, an unlicensed subcontractor can work under the supervision of a licensed contractor, as long as the work is within the scope of that contractor's license. The general contractor is responsible for the work, has to actually supervise it, and pulls the permit in its own name. The sub also has to be insured, including workers' compensation for the people actually working on site. Under Florida's workers' compensation law, if the sub's workers aren't covered, the general contractor is liable for their coverage, and the state can issue a stop-work order and penalties. That includes the day a regular worker doesn't show up and a temp fills in: if the temp isn't covered and gets hurt, the general contractor can end up paying, and when no coverage was secured, the injured worker can choose to sue instead of filing a workers' comp claim. That's why direct supervision matters: the general contractor has to check, every day, that the people on site are the ones covered and that the work is being done right. If the license holder isn't really supervising, that's a rented license, not a legal subcontract.
This article is general information, not legal advice. It summarizes the federal asbestos rule (NESHAP), OSHA's demolition standard, section 489.113 of the Florida Statutes and common Florida requirements as of October 2026. Requirements vary by building, city and contract. Confirm with your building department, your attorney and your insurance advisor.