What Can a General Contractor Do in Florida: Self-Perform or Subcontract

A general contractor in Florida can build, remodel, repair, add to, or demolish essentially any structure in the state, at any height and for any use, so long as certain specialty trade work goes to appropriately licensed subcontractors. That authority is set by Chapter 489 of the Florida Statutes, which defines the general contractor as the one construction license whose scope is not restricted by building type, height, or complexity. What a general contractor can do in Florida is, in short, almost everything on a construction site, with a defined list of exceptions that matter in practice.

The Scope of a GC’s Authority

Florida law defines a general contractor as one “whose services are unlimited as to the type of work which he or she may do, who may contract for any activity requiring licensure under this part, and who may perform any work requiring licensure under this part.”¹ No restriction by material, use, or setting. Commercial, residential, industrial, high-rise, warehouse, hospital, retail: all within the license.

The GC is the single responsible party for the overall project. The state looks to the general contractor for compliance with the Florida Building Code, sequencing of inspections, coordination of subcontractors, and completion of the work as contracted. The license number must appear on every building permit application the GC files.²

How the GC License Compares to Other Construction Licenses

Florida issues three Division I contractor licenses. The general contractor sits at the top of the ladder; the others hit ceilings the GC does not.

General Contractor. No restriction on building height, type, or complexity. Any construction project in the state.
Building Contractor. Limited to commercial and residential buildings not exceeding three stories. Can remodel or repair larger buildings only if the work does not affect structural members.³
Residential Contractor. Limited to one-, two-, or three-family residences not exceeding two habitable stories above one uninhabitable story, plus accessory structures.³

If a project involves a four-story building or taller, only a general contractor can legally serve as the prime contractor. GC applicants must show at least one year of experience on structures of four stories or more.⁴

Work a GC Can Self-Perform

The license covers new construction, remodeling, repair, additions, and improvements on any building or structure, along with related improvements to real estate such as grading, excavation, and clearing.⁵

Demolition

A general contractor can demolish any building, residence, or structure regardless of height.⁴ Florida’s licensing definition of “demolish” covers steel tanks over 50 feet tall, towers over 50 feet tall, other structures over 50 feet tall, and all buildings or residences.¹

Site and Utility Work

General contractors have express authority to construct main sanitary sewer collection systems, storm collection systems, and water distribution systems on public and private property, and they can perform underground utility and excavation work that would otherwise require a separate specialty license.⁵ A GC can self-perform site infrastructure on a subdivision or commercial development without bringing in a separate utility contractor.

Structural Work

The GC is directly responsible for construction or alteration of structural components, including foundations, load-bearing walls, columns, floors, and roof structures.⁵ This is the core of the license. Structural work is not a subcontracted trade; it belongs to the GC.

What a GC Must Subcontract

Florida requires a general contractor to subcontract seven categories of specialty trade work to appropriately licensed contractors, unless the GC also holds a license in that trade:⁵

Electrical
Mechanical
Plumbing
Roofing
Sheet metal
Swimming pool
Air conditioning

This is mandatory. A GC who self-performs electrical work without an electrical contractor’s license is violating the statute.

Carve-Outs Within the Trades

The law creates several narrow exceptions to the subcontracting rule:

A GC can self-perform the structural portion of swimming pool construction. All other pool work (equipment, plumbing, finishes) must go to a licensed pool contractor.⁵
A GC does not need to subcontract the installation of wood shingles, wood shakes, or asphalt/fiberglass shingle roofing on a new building of their own construction.⁵
Main sewer, storm, and water distribution lines fall within direct GC authority as noted above.

One restriction catches people off guard. A general contractor certified after 1973 cannot advertise or hold themselves out as a roofing contractor without also holding a roofing certification or registration.⁵ Installing certain shingles on their own new-construction projects is allowed; marketing general roofing services is not.

Certified vs. Registered

Florida recognizes two types of GC licensees, and the difference controls where the contractor can work. A certified general contractor has passed the state examination administered by the Department of Business and Professional Regulation and can operate anywhere in Florida. A registered general contractor holds a local certificate of competency from a county or municipality, registered with the state, and can work only in the jurisdictions where they hold local approval.⁶

For a GC operating across multiple counties, state certification is the practical route. A registered contractor expanding into a new county has to obtain a separate local license there and register it with the state, which can add weeks or months before permits can be pulled.

Permits and Local Registration

Statewide certification does not eliminate local steps. A GC must register with each local building department before pulling permits in that jurisdiction. Local requirements vary and commonly include proof of state licensure, a local business tax receipt, and proof of insurance. Fees range from nothing to around $200 depending on the county.

The GC pulls the master building permit for the project. Florida law requires the local building department to verify the contractor’s license number before issuing the permit.⁷ Once the permit issues, the GC schedules and passes required inspections. Specialty subs may pull their own trade permits (electrical, plumbing, mechanical), but the overarching building permit stays with the general contractor.

Pre-1978 Housing: Federal Overlay

Renovation, repair, or repainting of housing or child-occupied facilities built before 1978 triggers the EPA’s Renovation, Repair, and Painting Program on top of state licensing. The contracting firm must be EPA-certified, and individuals disturbing painted surfaces must be trained certified renovators or work under one.⁸ Firm certification costs $300 and lasts five years. This applies regardless of what the state license authorizes.

Insurance, Bonds, and Workers’ Compensation

Financial responsibility gates the work as much as the license does. The DBPR uses a credit-based threshold to decide whether a surety bond is required. A Division I contractor with a credit score below 660 must post a $20,000 license bond, reducible to $10,000 by completing a state-approved financial responsibility course. Counties may layer their own bond requirements for local registration.

Any construction employer with one or more employees must carry workers’ compensation insurance. The threshold is lower in construction than in other Florida industries, where four employees is the trigger. Corporate officers or LLC members who own at least 10% of the business may apply for an exemption, capped at three officers per corporation or affiliated group.⁹

Operating without workers’ compensation coverage triggers a stop-work order that shuts the job site down. If a subcontractor on a project lacks coverage, the GC as prime contractor may end up carrying that liability.

When a GC Steps Outside the Scope

Working without the required license, or in a trade the GC is not licensed to perform, carries serious consequences.

Performing licensed construction work without a license is a first-degree misdemeanor on the first offense, punishable by up to one year in jail and a $1,000 fine.¹⁰¹¹ A second violation is a third-degree felony, punishable by up to five years in prison and a $5,000 fine. The same third-degree felony applies to anyone contracting without a license during a governor-declared state of emergency. The DBPR can issue a stop-work order on any project where unlicensed work is discovered, and local code enforcement can add civil penalties of up to $2,500 per day for each continuing violation.

Licensees are not immune. The Construction Industry Licensing Board can discipline a GC for proceeding without required local permits, failing to comply with the Florida Building Code, abandoning a project, and financial mismanagement, among other violations. Sanctions include probation, suspension or revocation, mandatory continuing education, restitution, and administrative fines of up to $10,000 per violation.¹² Permitting violations are the most common trigger. Pulling a permit late but before finishing the job and missing no inspections draws a fine as low as $250; finishing a job entirely without a permit starts at $1,000 for a first offense and can reach $10,000 with suspension or revocation for repeat offenders.¹³

1
The Florida Legislature. Florida Statutes 489.105 – Definitions
2
The Florida Legislature. Florida Statutes Chapter 489 – Contracting
3
The Florida Legislature. Florida Statutes 489.105 – Definitions
4
MyFloridaLicense.com. Construction Industry FAQs
5
Florida Senate. Florida Statutes 489.113 – Qualifications for Practice
6
MyFloridaLicense.com. Construction Industry – License Types
7
The Florida Legislature. Florida Statutes 489.119 – Business Organizations; Qualifying Agents
8
US EPA. Renovation, Repair and Painting Program – Firm Certification
9
Florida Department of Financial Services. Construction Industry – Workers’ Compensation Exemptions
10
Justia Law. Florida Statutes 489.127 – Prohibitions and Penalties
11
The Florida Legislature. Florida Statutes 775.082 – Penalties and Sentencing
12
The Florida Legislature. Florida Statutes 489.129 – Disciplinary Proceedings
13
Justia Regulation. Florida Administrative Code 61G4-17.001 – Disciplinary Guidelines