Picture hiring the cheapest crew you could find and ending up with an open permit, an angry neighbor and a pile of debris nobody will haul away. It happens more than you'd think. Demolition doesn't come with an undo button. If the contractor wasn't licensed, or was using a license that belongs to somebody else, the problem usually ends up back in the owner's lap. The good news: Florida makes it pretty easy to check, once you know what to look for.
The law
What Florida law says about unlicensed contracting
| Item | What the law says | What it means for you |
|---|---|---|
| Contracting without a license is a crime (F.S. 489.127) | Acting as a contractor without a state certificate or registration, presenting someone else's license as your own, or falsely claiming to be licensed is a first-degree misdemeanor. A repeat offense, or one committed during a declared state of emergency, is a third-degree felony. | After a hurricane, unlicensed crews show up fast. That's also when the penalties are highest. If someone knocks on your door offering to tear down storm damage, check them out first. |
| Unlicensed contracts can't be enforced by the contractor (F.S. 489.128) | A contract made by an unlicensed contractor can't be enforced by that contractor, and they have no lien or bond rights for the work. | Sounds like it helps you, and on payment it can. But it does nothing for your property. If the job goes bad, you're chasing someone with no license, probably no insurance, and nothing the state can take away from them. |
| The recovery fund only covers licensed contractors (F.S. 489.141) | Florida's Homeowners' Construction Recovery Fund can pay homeowners harmed by certain contractor violations, but only when the violation was committed by a licensee who held a valid license at the time of the contract. | Hire someone unlicensed and that safety net isn't there for you. |
| Lending a license is grounds for discipline (F.S. 489.129) | A licensed contractor who lets an unlicensed person use their license, or who knowingly helps an unlicensed person contract, can be disciplined and fined up to $10,000 per violation. Allowing a license to be used without actively taking part in the work is treated as evidence of intent to evade the law. | Renting a license is illegal on both ends. The person who rented it out is risking their license, so don't expect them to step up when something goes wrong. |
| Work that needs a permit must have one (F.S. 489.127) | Starting or doing work that requires a building permit without that permit is a prohibited act under the same law. | Unpermitted demolition can lead to stop-work orders, fines, re-permitting after the fact, and trouble when you sell or rebuild. |
This is a plain-language summary of Chapter 489, Florida Statutes, not legal advice. If you're already in a dispute with a contractor, talk to a Florida construction attorney.
The cost to you
What an unlicensed or rented-license job can cost the owner
The permit ends up in your name
A common tactic is asking the owner to pull an owner-builder permit. Florida's own owner-builder disclosure warns about exactly this: it makes you the responsible party of record, and you can't hire an unlicensed person to act as your contractor under it.
Injuries on your property
Demolition is dangerous work. If an uninsured crew member gets hurt on your lot, their lawyer is going to look for whoever can pay. Often that's you.
Damage to neighbors and utilities
A wall comes down on the neighbor's fence. Somebody cuts a gas line. A seawall cracks. With no insurance behind the crew, there's nobody to send the claim to except you.
Asbestos and dumping violations
Skipping a required asbestos survey or dumping debris illegally can bring environmental penalties and cleanup costs, and you may be the one left sorting them out.
No license to complain to
With a licensed contractor you can file a complaint with the state, and they have a license to lose. Without one, your only option is suing someone who may have already changed their phone number.
Problems when you sell or rebuild
Unpermitted or improperly closed-out work can hold up your new construction permit, show up in a buyer's inspection, or complicate an insurance claim.
Spotting a rented license
How to tell when a company is using someone else's license
In a license rental, an unlicensed company pays a licensed contractor to use their license number to pull permits and sign paperwork. The license holder never supervises the job, even though Florida law makes the qualifying agent responsible for supervising all field work and the company's finances. These are the signs:
Check their advertising
- No license number on the website, social media, ads or truck. Florida Administrative Code Rule 61G4-12.011 counts internet sites and signs on vehicles as advertising, and licensed contractors must include their number in it.
- "Fully licensed and insured" on every page, but no number anywhere. If they really had a license, they'd want you to see it.
- A license number that, when you look it up, belongs to a different company than the one advertising.
Check the paperwork
- The business name on the state license record doesn't match the company name on your proposal, contract or invoice.
- The contract, the invoice and the permit name different companies, or the permit was pulled by a company you've never heard of.
- You're asked to make checks out to a person or a company that isn't the license holder.
- No license number on the bid or contract at all. Florida requires it on every offer of services, proposal, bid and contract.
Check the people
- The license holder (the qualifier) won't meet you, never visits the site, and isn't reachable.
- The company says it "works under" or "partners with" another company's license.
- You're asked to pull an owner-builder permit yourself "to save time" or "to keep the price down."
- A price far below other quotes, paid mostly in cash or up front.
If something seems off
What to do before you sign or pay
Look up the license yourself
Search the license number and the company name at myfloridalicense.com. Confirm the license is active and that the business it qualifies is the same company named on your contract.
Ask to meet the qualifier
The person whose license is on your job is legally responsible for supervising it. A real company will gladly put them on the phone with you.
Check who pulled the permit
Your city or county building department can tell you which contractor is on the permit for your address. It should be the company you hired.
Don't pay until it lines up
Hold onto your deposit until the license, the contract and the permit all show the same company.
Report it
You can report suspected unlicensed activity to the Florida Department of Business and Professional Regulation through its unlicensed activity portal at ula.myfloridalicense.com or by calling (850) 487-1395.
Why it matters more in demolition
Demolition can't be undone
Structural and utility risk
Taking a building down safely means knowing what's holding it up and making sure the power, gas and water are off first. Get that wrong and people get hurt.
Regulated materials
Asbestos rules, debris disposal and dust control are enforced by environmental agencies as well as the building department.
Your next project depends on it
A demolition that isn't permitted and closed out properly can hold up the permit for whatever you build next.
Related
Keep reading
Common questions
Frequently asked questions
Is it illegal to work as an unlicensed contractor in Florida?
Yes. Under section 489.127, Florida Statutes, contracting without a state certificate or registration, presenting someone else's license as your own, or falsely claiming to be licensed is a first-degree misdemeanor. A repeat offense, or one committed during a declared state of emergency, is a third-degree felony.
What is license rental in contracting?
License rental is when an unlicensed company pays a licensed contractor to use their license number to pull permits and sign documents, while the license holder doesn't supervise the work. It is illegal for both sides. A license holder who lets an unlicensed person use their license can be fined up to $10,000 per violation and lose their license under section 489.129.
Do Florida contractors have to show their license number on their website?
Yes. Section 489.119 requires the license number in every offer of services, proposal, bid, contract and advertisement, and Florida Administrative Code Rule 61G4-12.011 includes internet sites and signs on vehicles as advertising. A company that claims to be licensed but shows no number should be verified before you hire it.
How do I check if a contractor's license matches their business?
Search the license number on myfloridalicense.com and look at the business the license qualifies. It should be the same company named on your proposal, contract and invoice. If the names don't match, ask the company to explain before you sign or pay.
Can an unlicensed contractor sue me for payment in Florida?
Under section 489.128, a contract entered into by an unlicensed contractor can't be enforced by that contractor, and they have no lien or bond rights. That doesn't protect you from the other risks, such as injuries on your property, damage, or permits in your name.
Where do I report an unlicensed contractor in Florida?
Report it to the Florida Department of Business and Professional Regulation through its unlicensed activity portal at ula.myfloridalicense.com or by calling (850) 487-1395. You can also tell your local building department, especially if a permit was pulled for your property.
This guide is general information, not legal advice. It summarizes Chapter 489, Florida Statutes and Florida Administrative Code Rule 61G4-12.011 as of October 2026. For a dispute with a contractor, consult a Florida construction attorney.