One Contractor or Several? How to Choose and Vet a Remodeling Contractor in Naples
Updated: Oct 20
For a remodel that involves more than one trade, permits, or any plumbing, electrical or structural work, one licensed general contractor is usually the safer choice. Hiring trades separately can work for a single-trade job, but it makes you the scheduler, the coordinator and the person responsible when work between trades does not line up. This guide covers how each option works in Florida, how to verify a contractor's license, what to ask before you sign and which red flags are worth walking away from.
A general contractor is the licensed company that holds the contract for a whole project, pulls the permits, hires and schedules the subcontractors and answers for the finished work. In Florida, "general contractor" is also a specific license class issued by the Department of Business and Professional Regulation (DBPR), and it is the broadest of the three building license classes. A general contractor is not a handyman: Florida does not allow unlicensed persons to perform work that requires a state contractor license.
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Key Takeaways
One general contractor gives you one contract, one schedule and one party accountable for how the trades fit together.
Hiring trades separately can work for single-trade jobs such as painting or replacing flooring, but it puts coordination and gap risk on you.
Florida's owner-builder exemption (section 489.103(7), Florida Statutes) lets you act as your own contractor, but you must occupy the home, supervise the work on site yourself and sign the permit application in person.
Design-build puts design and construction under one firm; design-bid-build finishes plans first and then collects bids.
Verify every license on the DBPR lookup at myfloridalicense.com and confirm the license class fits your project.
Under section 489.126, Florida Statutes, a contractor who takes more than 10 percent of the contract price up front must apply for permits within 30 days and start work within 90 days of permit issuance, unless you agree otherwise in writing.
Compare bids on scope, allowances and exclusions before you compare totals.
Ask about a contractor's business philosophy. It tells you who will still answer the phone after the project is finished.
What Does a General Contractor Do?
A general contractor manages a construction project from contract to final inspection: they set the schedule, pull the permits, hire and pay the trades and answer for the finished result. On a remodel, the job is mostly coordination. Plumbers, electricians, framers, tile setters and finish carpenters each work in a set order, and each depends on the trade before them getting it right.
Responsibility | What it means for you |
Contract and scope | One written agreement covers the whole project, so there is one document to hold the work against. |
Permits and inspections | The contractor of record applies for permits and schedules inspections at each stage. |
Scheduling the trades | Trades arrive in sequence, and the next one starts only after the last one passes inspection. |
Paying subcontractors | The general contractor pays the trades. Under Florida's construction lien law, unpaid subcontractors and suppliers can claim against your property, so proof of payment matters. |
Quality and warranty | When something fails, you call one company rather than working out which trade caused it. |
The value is in that last row. Many of the problems on a remodel happen where one trade's work meets another's, and a general contractor owns those handoffs.
One Contractor or Several: How the Options Compare
Florida homeowners have three ways to run a remodel: hire one general contractor, hire each licensed trade separately and coordinate them yourself, or pull an owner-builder permit and act as your own contractor. Each one moves responsibility to a different place.
One general contractor | Separate licensed trades | Owner-builder | |
Who coordinates the work | The contractor | You | You |
Who pulls permits | The contractor | Each trade for its own scope; work outside a trade license needs a building contractor or an owner-builder permit | You, in person |
Who answers when trades conflict | The contractor | You mediate between trades | You |
Who supervises on site | The contractor | Each trade for its own work | You, personally, by law |
Fits best | Multi-trade remodels, structural work, owners who are away | Single-trade jobs | Owners with construction experience who live in the home and can be on site |
The more trades a project needs, the more the coordination burden grows. A single-trade job has no handoffs to manage. A primary bath or kitchen has a dozen.
When Hiring Trades Separately Can Work
Hiring trades directly can work when the job sits inside one trade's license and touches nothing else. Repainting, replacing flooring or swapping a light fixture in the same location are typical examples. There is no sequence to manage, and if the work is wrong there is no question about who did it.
Where Multiple Contractors Break Down
Multiple contractors break down at the handoffs, where one trade's finished work becomes the next trade's starting point. When something goes wrong at a handoff, each company has a reason to point at the one before it, and the homeowner is left to sort it out.
Schedules compound the problem. Each trade runs its own calendar, and a two-day delay on one job can become a two-week gap when the next trade has already moved on to other work.
Jake Voigt, a Florida Certified General Contractor who leads Ryan & Voigt, sees where this ends up. "We have received several calls from homeowners who have either tried to be their own [general contractor] or have hired someone who seemed to be wonderful and inexpensive but did not perform as promised," he says. "We are then requested to finish the project. This can cause several issues, and as the [general contractor] requested to finish the work, we cannot confirm that the items completed are done to our satisfaction."
The problem is the work that can no longer be seen. "As an example, the shower pan liner, which is likely concealed at this point, may have holes or tears in it which we are being asked to use and warranty," Jake says. "The same can be said for all the mechanicals and other items behind the wall boards."
By then, both sides are in a difficult spot. "Generally, the homeowner is already frustrated, so we are asked to step into a no-win situation," Jake says. "We want to rip it all out and start over, while the homeowner is already out a substantial sum of money and time. It is always best to hire a reputable, local contractor who will do things right the first time."
Can You Be Your Own General Contractor in Florida?
Yes. Florida lets property owners act as their own contractor under the owner-builder exemption in section 489.103(7), Florida Statutes, but the exemption comes with conditions that are easy to underestimate.
Owner-builder condition | What the statute requires |
Occupancy | The work must be for your own occupancy or use, not offered for sale or lease. |
Resale | If you sell or lease the property, or offer it, within one year of completion, the law presumes the work was done for sale or lease. |
Supervision | You must provide direct, on-site supervision of all work not performed by licensed contractors. |
Permit application | You must personally appear and sign the building permit application. |
Disclosure statement | You sign a disclosure statement that sets out your obligations, including insurance and tax responsibilities. |
The supervision requirement is the one that catches seasonal owners. If you spend part of the year outside Naples, being on site for every stage of the work is hard to do in practice.
Design-Build vs Design-Bid-Build
Design-build puts design and construction under one contract with one firm, while design-bid-build has an architect or designer complete the plans first and then asks contractors to bid on them. The difference shows up in when you learn what the project will cost and who resolves problems between the drawings and the job site.
Design-build | Design-bid-build | |
Contracts | One, with the design-build firm | Two or more: the designer, then the contractor |
Who you call | One firm for design and construction | The designer for drawings, the contractor for the build |
When cost becomes clear | During design, as decisions are made | After plans are finished and bids come back |
Drawing-to-site problems | Resolved inside one firm | Resolved between the designer and the contractor |
Fits best | Remodels where existing conditions shape the design | Projects with a set design and a wish to compare bids on identical plans |
Design-build can suit remodels well, because existing walls, plumbing and structure shape what the design can do. A builder involved early can flag those limits before the plans are drawn.
Is Design-Build the Same as Hiring a General Contractor?
Not exactly: a design-build firm acts as the general contractor during construction, but many general contractors only build from plans someone else has drawn. If you hire a general contractor without design services, you will need an architect or designer as well, and you will coordinate between them.
Design-build is not the only route. Ryan & Voigt also builds from plans a homeowner's own architect or designer has drawn. "We are happy to build off of plans which were created for our client," Jake says. "This typically helps to ensure that what is being built is what the client wants, as they have already invested a lot of time and energy to make it the way they want."
Building from someone else's plans does not mean building them without review. "That does not mean that suggestions are not made to improve things once the project is in motion," Jake says. "We have several steps and meetings onsite (or virtually) with the design team to ensure that the finished product exceeds expectations. Sometimes what looks amazing on paper does not translate well to daily use. That is why we review the layouts after demo, prior to construction, so we can make slight adjustments. These adjustments affect material quantities, so it is a crucial and critical step to a successful project."
Whether you already have plans in hand or are starting from an idea, a first conversation with Ryan & Voigt is a straightforward way to see how your remodel would come together. The initial consultation is complimentary.
How to Verify a Contractor's License in Florida
Search the contractor's name or license number on the DBPR license lookup at myfloridalicense.com and confirm three things: the license is active, the license class covers your project and the name on the license matches the company on your contract.
Search by license number if you have it. Names can return several similar results.
Check that the status reads current and active, with no open disciplinary action.
Match the licensee or qualifying business to the company named on the proposal.
Ask for certificates of general liability and workers' compensation insurance, issued to the company on the contract.
Search your building department's permit records for the contractor's recent work in your area.
Certified vs Registered Contractors
A certified contractor holds a state certificate of competency and can work anywhere in Florida, while a registered contractor met a local competency requirement and can only work in the jurisdictions where the registration applies. Both are defined in section 489.105, Florida Statutes. License numbers starting with "C" are certified, such as CGC for a certified general contractor, and numbers starting with "R" are registered.
Which License Class Fits Your Project
Florida has three building license classes, and each one sets a limit on what the holder can build.
License class | What it covers (section 489.105(3)) |
General contractor | Unlimited as to the type of work |
Building contractor | Commercial and residential buildings up to three stories, and remodeling of any size building when the work does not affect structural members |
Residential contractor | One-, two- and three-family homes up to two habitable stories above no more than one uninhabitable story |
For a remodel that changes the structure of a large home, confirm the class covers it before you sign. For reference, Jake holds the broadest of the three, a certified general contractor license, number CGC1530056.
A borrowed license is one of the problems Jake sees most in Naples. "Unfortunately, it is common for companies to use a license from someone else," he says. "It is important that the license holder is who you are hiring to do the work. Otherwise you cannot ensure that the person doing the work knows what they are doing or that they are authorized to do the work." That is why the name on the license and the name on the contract should match. Jake also notes that license holders must meet continuing education requirements every two years to keep a license active.
Questions to Ask a Contractor Before Hiring
The most useful questions before hiring a contractor cover licensing, permits, who will be on site, how changes are handled and what the written contract includes.
Question | Why it matters | What a strong answer sounds like |
What is your license number and class? | Confirms the contractor can legally do your scope | A number you can verify on DBPR, in a class that covers the work |
Who pulls the permits? | The permit holder is responsible for code compliance | "We do, on every project," in the company's name |
Who will be on site day to day? | The person you meet in sales may not run the job | A named superintendent or project lead |
Which work do you self-perform and which do you subcontract? | Tells you who is actually building it | A clear answer by trade, with long-term trade partners |
How do you handle changes during construction? | Changes are where budgets drift | Written change orders, priced and approved before the work |
What usually moves the schedule? | Shows whether they plan for lead times and hidden conditions | Specific causes, such as material lead times or conditions behind walls |
What does the contract include? | The contract is your protection | Scope, allowances, exclusions, payment schedule and the notices Florida law requires |
How will you update me if I am not in Naples? | Many owners are away during construction | A set update rhythm with photos and a single contact |
What warranty do you provide, and who do I call later? | Problems can surface months after completion | A written workmanship warranty and a named contact |
Have you worked in my building or community? | Associations and HOAs have their own rules | Recent work nearby, with references |
What is your business philosophy? | Shows how the company makes decisions on quality and follow-through | A clear answer about how they run jobs, choose trades and support clients after completion |
The last question on that list is the one Jake wishes more homeowners asked. "I wish more homeowners would ask what the overall business philosophy is of a contractor prior to hiring them," he says. "Many contractors, unfortunately, cut corners and look to do things as quick as possible. With an understanding of their business philosophy and what their core beliefs are as individuals, you can quickly determine who will be around and answer your call after the project is complete. Price is not the most important factor. I believe value is the true proposition, and that is how I hire my trades."
For owners who are away during construction, a good answer to the update question is specific. "We create a simple text thread for rapid updates and questions and send the clients weekly photos and video updates," Jake says. "There are two to three times throughout a project where a site visit by a client is important, though with today's technology, those can be done virtually if absolutely necessary. Nothing beats a site visit."
Red Flags to Watch For
The clearest red flags are a contractor who asks you to pull the permit, a large deposit with no permit timeline, a vague or verbal contract and a license that does not match the company.
You are asked to pull the permit yourself. A contractor doing the work should permit it in their own name. Pulling it as an owner-builder makes you legally responsible for the work.
A large deposit with no permit date. Under section 489.126, Florida Statutes, a contractor who receives more than 10 percent of the contract price up front must apply for permits within 30 days and start work within 90 days after permits are issued, unless there is just cause or you agree to longer timeframes in writing.
No written contract, or a scope described in a single line.
Missing legal notices. Residential remodeling contracts above a minimum value set in statute must include Florida's construction lien law disclosure (section 713.015) and the Florida Homeowners' Construction Recovery Fund notice (section 489.1425).
The license is inactive, held by a different company or in a class too narrow for the work.
Pressure to sign the same day, or a discount for paying in cash.
A bid well below the others with allowances that look too low for the finishes you discussed.
How to Compare Bids From Different Contractors
Compare bids on scope before you compare totals: put each one against the same plans, the same selections and the same exclusions, then look at the price. Two bids for "a bathroom remodel" can describe very different projects. As Jake puts it, "It is very difficult to compare two different contractors and work scopes, as there are many variables in regards to trades, quality of subs, and methods of running the business."
Line up | What to look for |
Scope | Every room, system and finish named, not summarized |
Allowances | Realistic amounts for the finishes you discussed, not placeholders |
Exclusions | What is not included, such as design fees, permit fees, appliances or repairs to hidden damage |
Schedule | A start date, a duration and the assumptions behind both |
Change process | How changes are priced and approved |
Payment schedule | Payments tied to completed milestones, not dates alone |
Warranty | Length, coverage and who handles claims |
A low total with low allowances is not a lower price. It is a price that has not been finished yet, and the gap usually returns as change orders once your real selections are made.
What Is Different About Hiring a Contractor in Naples
Naples adds three things to a typical contractor search: two separate permitting offices, coastal building requirements and a high share of owners who are away for part of the year.
Two building departments. Which office reviews your plans depends on your address: the City of Naples handles homes within its limits, and Collier County handles the unincorporated areas around it. A local contractor should know which one applies and how long its reviews are currently taking.
Wind and flood rules. The Florida Building Code's wind requirements apply to new openings and exterior work, and homes in FEMA special flood hazard areas face the substantial improvement rule: when improvement costs reach 50 percent of the structure's market value, the home generally must be brought into compliance with current floodplain requirements (substantial improvement is defined in 44 CFR 59.1).
Condo associations. High-rise remodels need association approval as well as a building permit, and many associations limit work to the off-season months. See how this works on our condo remodeling page.
Seasonal owners. If you will be away during construction, choose a contractor with a clear plan for updates and decisions made remotely.
Ryan & Voigt is a family-owned design-build firm serving Naples since 2008. Whether your project is a whole-home renovation, a home addition, a kitchen or a bathroom, the questions above are a fair test for any contractor you interview, including us.
Frequently Asked Questions
Can I be my own general contractor in Florida?
Yes, under the owner-builder exemption in section 489.103(7), Florida Statutes. You must occupy or use the home yourself, personally sign the permit application, sign a disclosure statement and supervise on site all work not done by licensed contractors. Selling or leasing within one year of completion creates a presumption that the work was done for sale.
What is the difference between a certified and a registered contractor in Florida?
A certified contractor holds a state certificate and can work anywhere in Florida. A registered contractor met a local competency requirement and can only work in the jurisdictions covered by that registration. Certified license numbers start with "C," such as CGC for a certified general contractor.
Who should pull the permit for a remodel?
The licensed contractor doing the work should pull the permit in their company's name. The permit holder is responsible for the work meeting code. If a contractor asks you to pull it as an owner-builder, you take on that responsibility yourself.
How many bids should I get for a remodel?
Two or three bids are usually enough, provided each contractor prices the same scope, selections and exclusions. More bids on loosely defined scopes tend to add confusion rather than clarity.
How do remodeling contractors price their work?
Remodeling contracts commonly use one of two structures. A fixed-price contract sets one price for a defined scope, with changes handled through written change orders. A cost-plus contract bills the actual cost of labor and materials plus a fee for the contractor's management. Either way, the contractor's price covers supervision, scheduling, permits, insurance and warranty, not just the trades' labor.
What should a remodeling contract in Florida include?
A clear scope, allowances, exclusions, a payment schedule tied to milestones, a change order process, the warranty terms, and the notices Florida law requires in residential contracts, including the construction lien law disclosure and the Florida Homeowners' Construction Recovery Fund notice.
What is the difference between a general contractor and a handyman?
A general contractor holds a state license, can pull permits and can manage licensed trades on a full project. A handyman typically handles small repairs, and in Florida cannot legally perform work that requires a contractor's license, such as structural, plumbing or electrical work.
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