After 20 years in construction, we've seen every trick in the book. Here are the warning signs that most homeowners and business owners only recognize after it's too late — and how to protect yourself.
Real advice from a licensed Florida general contractor — for homeowners, developers, and government agencies. No fluff. Just what you need to know.
After 20 years in construction, we've seen every trick in the book. Here are the warning signs that most homeowners and business owners only recognize after it's too late — and how to protect yourself.
Kitchens, bathrooms, roofs, pools, additions — we break down real costs based on what we're actually bidding and building right now across Miami, Fort Lauderdale, Orlando, and Tampa.
You signed a lease. Now what? A step-by-step guide to the TI buildout process — permits, timelines, costs, and the mistakes that delay most commercial construction projects in Florida.
From Invitation to Bid to final award — a clear breakdown of how public-sector construction contracts work in Florida, what agencies look for, and what separates winning bids from losing ones.
What the brochures don't say about building from scratch in Florida — permit timelines, hidden costs, hurricane codes, and why your timeline will almost certainly be longer than you think.
Guía directa para familias y empresarios hispanos en Florida: qué verificar antes de contratar, cómo proteger su inversión, y por qué la licencia del contratista es lo más importante que debe revisar.
It happens more than people think. Here's exactly what your legal options are, who to call, and how to protect yourself from this situation happening in the first place.
Cocinas, baños, techos, pisos, piscinas — una guía honesta de costos reales en el sur de Florida. Sin sorpresas. Con los números que realmente necesita saber antes de empezar cualquier proyecto.
Real cost-per-square-foot ranges for office buildings, warehouses, retail, medical offices, and more — from a licensed Florida GC who is actively building them right now.
The 8th Edition is in force. The 9th Edition is coming. New hurricane laws passed in 2025. Here is what changed, what it costs, and how it affects your project in Florida right now.
Step-by-step instructions for using DBPR's MyFloridaLicense.com, what license types mean, what insurance to demand, and the 12 questions every Florida property owner must ask before signing a contract.
After 20 years in construction, I've seen what happens when people hire the wrong contractor. The stories are almost always the same: a low price that seemed too good to pass up, a contractor who was charming in the beginning, and then — a project that stalled, money that disappeared, or work that had to be torn down and redone.
These situations are preventable. Every one of them. Here are the seven warning signs I wish more people knew how to spot.
In Florida, any contractor performing work on a structure — when the total value exceeds $500 — must be licensed by the state. A legitimate contractor will give you their license number without hesitation. Verify it yourself at myfloridalicense.com. If they deflect, make excuses, or tell you they're "in the process" of getting licensed, walk away. Unlicensed work can't pass inspection, voids your insurance, and leaves you with zero legal recourse if things go wrong.
CGC1540636 — State Certified General Contractor, Florida. Verify it anytime at myfloridalicense.com.
Getting multiple bids is smart. But if one bid comes in significantly lower than the others, that's not a deal — it's a warning sign. It usually means one of three things: they've left scope items out of the bid, they plan to use cheaper materials than specified, or they're pricing low to win the job and will hit you with change orders once you're committed. A fair bid covers the actual cost of doing the job properly. Nothing more, nothing less.
Florida law limits upfront deposits on residential contracts to 10% of the contract price or $1,000 — whichever is less — unless the contractor has a surety bond or has already ordered materials. A contractor asking for 30%, 40%, or 50% upfront is either in financial trouble, inexperienced, or setting you up for a problem. A reasonable deposit for commercial projects is 10–20% to cover mobilization. Never pay the majority of a contract before work begins.
A handshake agreement protects no one. Every construction project needs a written contract that specifies the scope of work, timeline, payment schedule, materials, and what happens if something changes. If a contractor resists putting things in writing, it's because they want flexibility — and that flexibility will cost you. Always insist on a written contract before anyone touches your property.
Some contractors suggest skipping permits to "save time and money." This is one of the most dangerous shortcuts in construction. Unpermitted work cannot be inspected, which means defects go undetected. It can void your homeowner's insurance. It creates serious problems when you sell — buyers' lenders frequently require permits for renovations. And if something goes wrong, you're personally liable. Any contractor who recommends skipping permits is not looking out for your interests.
Most general contractors use subcontractors for specialized trades — electricians, plumbers, HVAC, tile, etc. That's normal and often preferable, since specialists produce better results than generalists. But you should know who is working on your project. A contractor who can't tell you who their subcontractors are, or who uses whoever is cheapest on any given day, is not managing quality. Ask specifically: who will do the electrical? Who handles the plumbing? Are they licensed?
This is the clearest sign a project is about to go sideways. If a contractor is responsive and enthusiastic before you sign, but stops answering calls after you've written the first check — that's the pattern. Before you hire anyone, pay attention to how quickly they respond during the bidding process. That responsiveness tells you everything about what the relationship will look like once your money is in their account.
The best protection against a bad contractor is asking the right questions before you sign anything. Verify the license. Read the contract. Understand the payment schedule. And trust your gut — if something feels off in the beginning, it won't get better once the project starts.
At Tilart Inc., we've built our reputation on doing the opposite of everything on this list. We provide our license number upfront, put everything in writing, pull every required permit, and stay reachable from day one to final walkthrough. That's not marketing — it's just how we work.
Call (786) 416-4508 or request a quote online. We respond within 24 hours.
Request a Free QuoteThe number one question homeowners ask us before starting a project is simple: how much is this going to cost? The honest answer is — it depends. But "it depends" isn't helpful when you're trying to budget. So here's what we're actually seeing on projects right now across South and Central Florida.
A kitchen remodel is one of the most impactful renovations you can do — and one of the most variable in cost. Here's a realistic breakdown:
The biggest cost driver in a kitchen remodel isn't the cabinets — it's whether you're moving plumbing or electrical. Keeping fixtures in their existing locations saves significant money.
Florida roofing costs are higher than the national average because of hurricane requirements. Expect to pay $9,000–$28,000 for an average-sized home, depending on roof area, pitch, and material (asphalt shingle, metal, tile). Metal and tile roofs last longer but cost significantly more upfront.
A basic inground gunite pool in Florida runs $48,000–$90,000. Add a spa, sun shelf, waterfall features, or premium deck material and you're looking at $100,000–$150,000+. Pool construction also requires permits, engineering drawings, and meets strict Florida Building Code requirements for fencing and safety barriers.
A standard concrete driveway replacement in Florida typically runs $4,000–$12,000 depending on size and thickness. Pavers run $12,000–$30,000+ for the same area, but offer better aesthetics and easier repair if a section settles.
Florida has a few unique cost factors that out-of-state estimates don't account for: hurricane-code requirements for windows, doors, and roofing; high humidity that demands specific material choices; permit costs that vary significantly by county; and a tight labor market in South Florida that pushes labor rates higher than the state average.
Hiring based on the lowest bid. We've stepped in on more than a few projects where a homeowner hired the cheapest contractor, work was done improperly, and the cost to fix it exceeded what they would have paid a qualified contractor to do it right the first time. A renovation done correctly holds its value. One done poorly becomes a liability.
Send us your project details and we'll prepare an honest, itemized estimate — no vague totals.
Request a QuoteYou found your space, negotiated your lease, and signed on the dotted line. Now the real work begins: turning an empty commercial shell into a functioning business space. The tenant improvement (TI) buildout process confuses a lot of business owners — especially first-timers. Here's what you actually need to know.
A TI buildout is the construction work done to customize a commercial space for a specific tenant's use. This includes partitions, flooring, ceilings, electrical, plumbing, HVAC distribution, lighting, finishes, and any specialized elements like exam rooms for medical offices, commercial kitchens for restaurants, or secure areas for law enforcement facilities.
This is negotiated as part of the lease. Landlords often offer a Tenant Improvement Allowance (TIA) — a fixed dollar amount per square foot they'll contribute toward the buildout. Typical TI allowances in Florida range from $30–$80/sq ft for standard commercial space, though this varies significantly by market and landlord. Anything above the allowance comes out of the tenant's pocket.
Your TI allowance negotiation happens before you sign the lease — not after. A strong buildout estimate from a contractor can help you negotiate a higher allowance because you can show the landlord exactly what the space needs.
Timeline depends heavily on complexity and permit processing time. A rough guide: Simple office buildout (open plan, minimal MEP changes): 6–10 weeks. Medical office with exam rooms, plumbing, specialized electrical: 12–18 weeks. Restaurant buildout with commercial kitchen, hood system, grease trap: 16–24 weeks. Always add 3–6 weeks for permit review, which varies by county.
All commercial construction in Florida requires permits — no exceptions. The permit application requires architectural drawings stamped by a licensed architect or engineer, MEP (mechanical, electrical, plumbing) drawings, and a completed permit application submitted to the local building department. The contractor is responsible for coordinating inspections at each phase. Tilart handles the entire permit process for our commercial clients.
Standard office space: $60–$120/sq ft. Medical office: $150–$280/sq ft. Restaurant: $200–$400/sq ft. These figures include labor, materials, permits, and contractor fees. They do not include furniture, equipment, or signage.
We'll walk through your space, review your lease, and give you a realistic number before you commit to anything.
Schedule a ConsultationGovernment construction contracts are awarded differently than private projects. There's no negotiation over price, no relationship that wins you the job, and no shortcuts. The process is structured, documented, and governed by Florida statute. Here's how it actually works — and what separates contractors who consistently win public work from those who don't.
Invitation to Bid (ITB): The agency defines the project completely and awards to the lowest qualified bidder. Price is the primary factor. Request for Proposal (RFP): The agency evaluates based on qualifications, approach, and price — a best-value selection. RFPs are common for complex or specialized projects where technical capability matters more than just price.
After years of submitting and managing government solicitations, here's what I've found agencies evaluate most carefully: clean license record with no DBPR disciplinary actions, sufficient insurance coverage (general liability, workers' comp, and often a performance and payment bond), relevant experience with similar project types, references from comparable public-sector work, and financial stability.
The most common reason qualified contractors don't win government bids isn't price — it's incomplete documentation. Agencies are required to disqualify non-responsive bids. Every form, every attachment, every signature must be in order.
Florida law (Statute 255.05) requires performance and payment bonds on public construction contracts over $100,000. A performance bond guarantees you'll complete the project. A payment bond guarantees your subcontractors and suppliers will be paid. Obtaining bonds requires working with a surety company that evaluates your financials and track record. This is one reason experienced public-sector contractors have a significant advantage over those new to government work.
Government facilities must meet strict ADA (Americans with Disabilities Act) requirements. This affects everything from parking and entrance design to restroom layouts, signage, and pathway clearances. Non-compliance can result in project rejection at final inspection. Tilart has extensive experience coordinating ADA compliance documentation on public projects.
Our founder spent years leading government contract solicitations for a large construction firm — not just bidding them, but preparing and managing the entire submission process. That background means we understand what agencies are looking for before the first page of a bid is written. We approach public sector projects with the same documentation discipline the agencies themselves use.
Call (786) 416-4508 or reach us at tilartinc@gmail.com. We respond within 24 hours.
Contact UsBuilding a custom home is one of the most significant investments you'll make in your lifetime. It's also one of the most misunderstood processes — partly because there are things contractors don't always volunteer upfront. Here are six things we tell every client before we break ground.
In Florida, permit review alone can take 6–12 weeks depending on the county and project complexity. Add site preparation, foundation, framing, rough-in MEP, inspections at each phase, finishes, and final inspections — and a realistic custom home timeline is 12–18 months, sometimes longer. Any contractor promising 8 months on a complex custom build should be questioned carefully.
Florida's building code is among the strictest in the country because of hurricane exposure. This affects your roof design (hip roofs are stronger than gable), your windows and doors (impact-rated glass is required in many areas), your concrete requirements, and your strapping and tie-down systems. These aren't optional extras — they're code. And they add cost that out-of-state estimates don't always account for.
You can have your architectural plans ready, your financing in place, and your contractor selected — and still wait months before a shovel hits the ground. Miami-Dade and Broward are notoriously slow on permit reviews. Planning your timeline backward from your target move-in date, and submitting permits as early as possible, is how you minimize this delay.
Florida soil is not uniform. In some areas — particularly South Florida — soil testing reveals conditions that require additional foundation engineering, deeper pilings, or fill work before construction can begin. These are discovered early (before foundation pour) but they do affect cost and timeline. A reputable contractor will include a soil test in the pre-construction phase rather than leave it as a surprise.
During a custom build, you will almost certainly change your mind about something. Maybe the kitchen layout, a window placement, or a finish material. That's fine and expected. What's not fine is when changes happen verbally and costs accumulate without documentation. Every change to the original scope — regardless of size — should be documented as a signed change order with a clear price before the work is done.
We've seen it more times than we can count. A homeowner selects the low bidder, construction starts, problems emerge, the contractor disappears or demands more money, and the family ends up hiring a second contractor to fix and finish the project — at a total cost significantly higher than the highest original bid. The price of a custom home build is not a place to find the bargain.
Let's start with an honest conversation about your plans, your timeline, and what it will actually cost.
Talk to Us FirstPara muchas familias hispanas en Florida, contratar a alguien para hacer trabajo en su casa o negocio puede ser una experiencia llena de incertidumbre. ¿Cómo saber si el contratista es de confianza? ¿Cómo proteger su dinero? ¿Qué pasa si algo sale mal? En Tilart Inc., hablamos español y entendemos estas preguntas — porque Santiago Botero, nuestro fundador, viene de y ha vivido esta industria desde adentro por más de 20 años.
Esta guía está escrita para usted.
En Florida, cualquier contratista que haga trabajos de construcción en una propiedad — cuando el valor total supera $500 — debe tener una licencia del estado. Esto no es opcional. Trabajar con un contratista sin licencia puede significar: trabajo que no puede pasar inspección, pérdida de su seguro de hogar, y ninguna protección legal si algo sale mal.
Cómo verificar: Pida el número de licencia del contratista y búsquelo en myfloridalicense.com. Si no le da el número, o si el número no aparece válido — no lo contrate.
Licencia de Contratista General del Estado de Florida: CGC1540636. Puede verificarla en cualquier momento en myfloridalicense.com.
La ley de Florida limita el depósito inicial en contratos residenciales al 10% del precio total, o $1,000 — lo que sea menor. Si un contratista le pide el 30%, 40%, o más por adelantado, es una señal de alarma. Un contratista serio no necesita su dinero completo antes de empezar a trabajar.
No importa cuánta confianza tenga en la persona — todo debe quedar en un contrato escrito. El contrato debe especificar: qué trabajo se va a hacer exactamente, los materiales que se van a usar, el cronograma de pagos, las fechas de inicio y terminación, y qué pasa si hay cambios al proyecto. Sin contrato escrito, no tiene protección si las cosas salen mal.
En Florida, la mayoría de los trabajos de construcción requieren permisos del gobierno local. Un contratista que le dice "no necesitamos permiso" o "así ahorramos tiempo" le está poniendo en riesgo. El trabajo sin permiso no puede ser inspeccionado, puede causar problemas cuando venda su propiedad, y puede anular su seguro. El contratista debe encargarse de todos los permisos — eso es parte de su trabajo.
Siempre compare precios antes de decidir. Pero ojo — la cotización más baja no siempre es la mejor. Compare qué incluye cada cotización, qué materiales proponen usar, y la experiencia del contratista. Una cotización muy baja muchas veces significa que algo está incompleto, o que van a cobrar extra después con "cambios de orden."
Santiago Botero fundó Tilart Inc. con la misma ética de trabajo que desarrolló desde los 13 años. Para él, cada proyecto — ya sea remodelar un baño o construir un edificio comercial — se trata con el mismo cuidado y el mismo estándar. Y sabe lo importante que es poder hablar con su contratista en su propio idioma, sin malentendidos, sin barreras.
Si tiene un proyecto y prefiere hablar en español, llámenos. Estamos aquí para ayudarle.
Llame al (786) 416-4508 o escríbanos a tilartinc@gmail.com. Respondemos en 24 horas. Hablamos español.
Solicitar una CotizaciónIt happens more often than most people realize. A homeowner or business owner hires a contractor, pays a significant deposit, work begins — and then the contractor stops showing up, stops answering calls, and seems to have vanished with your money. Here's exactly what to do if this happens to you, and how to prevent it.
The moment you realize something is wrong, start documenting. Take photos of the current state of the work. Compile all text messages, emails, and voicemails from the contractor. Gather your contract, receipts, and any change orders. This documentation is the foundation of any legal action or insurance claim you may need to pursue.
Before taking legal action, send a formal written notice (via certified mail) to the contractor demanding they return to the project or refund the money paid for work not completed. Give them a specific deadline — typically 10–15 days. Keep a copy of everything you send.
If the contractor is licensed in Florida, file a complaint with the Department of Business and Professional Regulation (DBPR) at myfloridalicense.com. The DBPR can investigate, levy fines, and suspend or revoke a contractor's license. This doesn't get your money back directly, but it creates an official record and puts regulatory pressure on the contractor.
Depending on your policy, some homeowner's insurance covers losses from contractor fraud or abandonment. Review your policy and contact your insurer to understand your coverage.
For disputes under $8,000, Florida Small Claims Court is accessible and doesn't require an attorney. For larger amounts, you'll want to consult a construction attorney. If the contractor has a surety bond, the bond company may also be a source of recovery.
At Tilart Inc., we've built our entire reputation on staying reachable, delivering what we promise, and never disappearing. Call (786) 416-4508.
Request a QuoteUna de las preguntas que más nos hacen las familias en Florida es simple: ¿cuánto va a costar esto? La respuesta honesta es que depende de muchos factores. Pero "depende" no le ayuda a planear su presupuesto. Aquí están los números reales que estamos viendo en proyectos actuales en Miami, Fort Lauderdale, Tampa y Orlando.
El mayor factor de costo en una cocina es si mueve la plomería o el eléctrico. Mantener los puntos de agua y electricidad en los mismos lugares puede ahorrarle miles de dólares.
En Florida, el costo de un techo nuevo es más alto que el promedio nacional debido a los códigos de huracanes. Para una casa de tamaño promedio, espere pagar entre $9,000 y $28,000 dependiendo del tamaño, la inclinación y el material (tejas de asfalto, metal, o teja española). Los techos de metal duran más pero cuestan considerablemente más al principio.
Una piscina de gunita estándar en Florida cuesta entre $48,000 y $90,000. Si agrega un spa, estantes de sol, cascadas o una cubierta de alta gama, puede llegar fácilmente a $120,000–$150,000+. La piscina también requiere permisos, planos de ingeniería, y cumplir con los requisitos de Florida sobre cercas de seguridad.
Un driveway de concreto nuevo cuesta generalmente $4,000–$12,000 dependiendo del tamaño. Los adoquines (pavers) cuestan más — entre $12,000 y $30,000+ — pero lucen mejor y son más fáciles de reparar si una sección se asienta.
Florida tiene factores de costo únicos: los códigos de huracanes para ventanas, puertas y techos; la humedad alta que exige materiales específicos; los costos de permisos que varían por condado; y un mercado laboral muy ajustado en el sur de Florida que eleva las tarifas de mano de obra por encima del promedio estatal.
Contratar al que cobra menos. Hemos intervenido en proyectos donde el dueño eligió al contratista más barato, el trabajo salió mal, el contratista desapareció, y el costo total de arreglarlo superó lo que habría costado hacerlo bien desde el principio. Una remodelación bien hecha protege el valor de su propiedad. Una mal hecha se convierte en un problema.
Llame al (786) 416-4508 o escríbanos. Le damos un presupuesto honesto y detallado — sin números vagos.
Solicitar CotizaciónCall (786) 416-4508 · tilartinc@gmail.com · We respond within 24 hours · Hablamos Español
Request a Free QuoteThe most common question we get before a commercial project starts is simple: how much is this going to cost? And the most honest answer is — it depends on a lot. But "it depends" doesn't help you plan. So here are the real numbers we are seeing on Florida commercial projects right now, broken down by building type, scope, and location.
Tilart Inc. holds Florida General Contractor License CGC1540636 and has delivered commercial projects across Miami, Fort Lauderdale, Orlando, Tampa, and Broward County. These figures come from real bids and completed scopes — not national averages from websites that have never set foot on a Florida job site.
The table below reflects 2025 ranges for ground-up construction and full interior buildouts. Figures include labor, materials, permits, and general contractor fees. They do not include land, architectural and engineering fees, site utility connections, or furniture and equipment.
Standard Office Buildout (TI): $80–$150/sq ft
Medical Office (exam rooms, plumbing, specialized electrical): $150–$300/sq ft
Retail / Restaurant Shell: $100–$200/sq ft
Restaurant with Commercial Kitchen: $250–$450/sq ft
Warehouse / Industrial Shell: $80–$160/sq ft
Nursing Home / ALF: $300–$550/sq ft
Church / House of Worship: $150–$280/sq ft
Government / Municipal Facility: $250–$500/sq ft
Mixed-Use Development: $200–$400/sq ft
Florida is not a cheap place to build commercial property. Here are the cost drivers that separate Florida from national averages — and that most online cost calculators completely ignore.
Florida's High Velocity Hurricane Zone covers Miami-Dade and Broward counties. Any commercial building there must use impact-resistant glazing with a Florida Product Approval or a Miami-Dade Notice of Acceptance (NOA). This applies to all windows, doors, skylights, and storefront systems. The cost premium for HVHZ-compliant glazing over standard glass is typically 25–40%. Outside HVHZ, wind-zone requirements still affect roofing attachment patterns, roof-to-wall connections, and structural design — adding $8–$20/sq ft to a typical commercial build compared to non-hurricane states.
In most of the U.S., commercial buildings are built with wood or light-gauge steel framing. In Florida, CMU block construction dominates for single-story commercial buildings because it performs better against wind, moisture, and termites. CMU is more durable but adds $15–$30/sq ft over wood-frame alternatives. For buildings in wind exposure categories C and D (coastal areas), engineered concrete is often required by the structural engineer of record.
Mechanical, electrical, and plumbing work in Florida commercial projects runs 20–35% above the national average. The primary drivers: the HVAC load in Florida's climate is significantly higher than in northern states (requiring larger, higher-SEER systems to meet Florida Energy Code), the demand for licensed trades (electricians, plumbers, HVAC contractors) far outpaces supply, and the code complexity for commercial MEP systems in Florida — particularly for medical facilities and government buildings — adds engineering and inspection costs that many budgets underestimate.
Florida commercial permit fees range from $8,000 to $80,000+ depending on jurisdiction, project valuation, and building type. Miami-Dade and Broward are consistently the most expensive and slowest. Impact fees — charged by counties to fund roads, schools, and parks — can add $10,000 to $150,000 to a commercial project depending on county and use type. These costs are real and must be budgeted before financing is finalized.
Skilled commercial trades in Miami-Dade, Broward, and Palm Beach counties bill at $65–$90/hour. In Orlando and Tampa, the same trades run $50–$75/hour. In smaller markets (Gainesville, Ocala, Panama City), rates drop to $40–$65/hour. For a 10,000 sq ft commercial buildout, labor alone can represent a $150,000–$250,000 swing depending on location.
Hard construction costs are only part of the picture. The soft costs below are frequently underestimated or omitted entirely from early commercial project budgets.
Timeline is as important as budget. Here are realistic timelines based on project type, not optimistic estimates designed to win a bid.
Standard office TI (5,000–15,000 sq ft): 3–5 months total (including permit)
Medical office buildout: 5–8 months
Restaurant with commercial kitchen: 6–10 months
Ground-up commercial shell (10,000–50,000 sq ft): 10–18 months
Nursing home / ALF: 18–30 months
Government / public facility: 18–36 months (includes procurement and design phase)
Permit review alone accounts for 4–12 weeks depending on county. Miami-Dade and Broward are consistently the slowest. Private plan review under Florida Statute § 553.791 can reduce review time to 48–72 hours for simple commercial projects, but at additional cost.
This is one of the most searched questions in this category. Here is a realistic breakdown for a basic 5,000 sq ft single-story commercial shell in Central Florida (Orlando/Tampa area) in 2025:
Site work and foundation: $80,000–$120,000
CMU structure and framing: $120,000–$160,000
Roofing (TPO or metal): $45,000–$75,000
MEP rough-in: $90,000–$130,000
Exterior finishes (stucco, paint, glazing): $60,000–$90,000
Interior finishes (flooring, drywall, ceilings): $80,000–$120,000
HVAC (equipment and ductwork): $60,000–$90,000
Electrical (panels, lighting, outlets): $50,000–$80,000
Plumbing (restrooms, water heater): $30,000–$50,000
Total Hard Cost Estimate: $615,000–$915,000
Add soft costs (15–20%): $92,000–$183,000
Total Project Budget: $707,000–$1,100,000
Is it cheaper to build in North Florida vs. South Florida?
Yes — significantly. North Florida (Jacksonville, Tallahassee, Gainesville) typically runs 20–30% below South Florida costs for the same commercial scope, primarily due to lower labor rates, less restrictive wind-zone requirements, and lower permit/impact fees.
Can I get a fixed-price contract for my commercial project?
Yes, for well-defined scopes. Tilart Inc. uses fixed-price (lump-sum) contracts for projects with complete architectural drawings. For projects still in design development, we can provide a Guaranteed Maximum Price (GMP) with an owner contingency.
Do material prices in 2025 affect my budget?
Concrete, steel, and copper remain above pre-2020 baselines but have stabilized in 2024–2025. Lumber has normalized. The primary cost pressure in Florida right now is labor availability, not materials.
What is the most expensive type of commercial construction per square foot in Florida?
Healthcare facilities — specifically nursing homes, assisted living facilities, and hospitals — consistently run the highest, at $300–$600/sq ft, due to life-safety systems, fire suppression, specialized MEP, ADA compliance, and state licensing requirements.
Tilart Inc. (CGC1540636) provides detailed, line-item commercial estimates across Florida. Send us your plans or describe your scope — we respond within 24 hours.
Request a Free Commercial EstimateFlorida's building code is one of the strictest in the United States — and for good reason. Hurricanes, flooding, intense heat, and a $4 trillion real estate market demand a regulatory framework that keeps buildings standing when conditions turn severe. In 2025, several new laws and code changes are actively affecting residential, commercial, and government construction projects across the state.
This article covers what is currently in effect, what is changing, and what it means for your project — whether you are a homeowner planning a renovation, a developer breaking ground on a commercial building, or a government agency issuing a construction solicitation.
The 8th Edition Florida Building Code is the governing standard for all construction in Florida. It became effective December 31, 2023 and remains in force. The 9th Edition is in rulemaking and is expected to take effect in late 2025 or early 2026. Any project permitted under the 8th Edition is built to those standards, even after the 9th Edition takes effect.
House Bill 715 expanded the definition of "roofing contractor" in Florida to include work on roof-to-wall connections, which previously fell into a gray area between roofing and general contracting. The bill also introduced mandatory contract language for residential roofing work performed during a declared state of emergency. Any residential roofing contract signed during an emergency period must now include a 14-point bold cancellation clause giving homeowners specific rights. This directly affects contractors bidding post-hurricane residential repair work.
Under Florida Statute § 553.792, building departments are required to complete plan reviews within 10 business days for most project types — or lose the ability to collect permit fees. HB 267 strengthened enforcement of these timelines and expanded the categories of projects eligible for private plan review under § 553.791. For contractors, this means more leverage to use a licensed private provider for plan review when a county is backlogged, cutting review time from 6–12 weeks down to 48–72 hours on qualifying commercial projects.
Starting July 1, 2026, local governments will be required to reduce commercial permit fees by 50–75% when a property owner uses a private plan reviewer instead of the county. This is a significant change for commercial developers in slow-permit counties like Miami-Dade and Broward, where permit fees on a large commercial project can currently exceed $50,000.
Following the 2021 Surfside collapse, SB 154 mandated that condominium associations for buildings three stories or taller fully fund structural reserves starting January 1, 2025. This has triggered a wave of structural inspection, repair, and remediation contracts across Florida's coastal communities — particularly for contractors with commercial renovation and concrete restoration experience.
Miami-Dade and Broward counties are designated High Velocity Hurricane Zones. Every component of a building envelope — windows, doors, skylights, storefronts, roofing materials, soffits — must have either a Florida Product Approval issued by the DBPR or a Miami-Dade Notice of Acceptance (NOA). The testing standard requires resistance to large-missile impact (a 9-pound 2x4 traveling at 50 feet per second) and cyclic wind pressure testing.
For contractors working in HVHZ: every product must be field-verified against its approval number before installation. Substitutions in the field — even with a "similar" product — that are not covered by an active NOA or Florida Product Approval are a code violation subject to stop-work orders and fines under Chapter 162, Florida Statutes (up to $15,000 per day per violation).
Outside of Miami-Dade and Broward, Florida is divided into wind exposure categories based on ASCE 7 and the Florida Building Code Chapter 16 (Structural). Most coastal areas from Jacksonville to Naples fall in Exposure Category C or D, requiring engineered roof-to-wall connections, specific rafter/truss spacing, and hurricane strapping documentation. The 8th Edition increased wind-speed design requirements in several Central Florida counties based on updated ASCE 7-22 wind maps. If your project was designed under the 7th Edition, your structural engineer needs to confirm compliance with the current maps before permitting.
Florida has more FEMA Special Flood Hazard Area (SFHA) designated properties than any other state. For construction in AE, VE, or AO flood zones, the Florida Building Code Section 1612 requires compliance with ASCE 24 (Flood Resistant Design and Construction). This affects foundation design (minimum flood elevation plus freeboard), utility protection, and for VE (coastal high-hazard) zones, open-pile foundation requirements. The FEMA Flood Insurance Rate Map (FIRM) for your specific parcel must be reviewed before design begins — base flood elevation requirements directly affect construction cost.
The 9th Edition Florida Building Code is in active rulemaking through the Florida Building Commission as of mid-2025. Key anticipated changes based on publicly available draft documents include:
As of May 2025, HB 911 and SB 1218 — which would require 160-mph impact-resistant building envelopes for all new construction within 5 miles of tidal waters — did not pass in the 2025 legislative session. They may be reintroduced. Monitor the Florida Legislature website (myfloridahouse.gov) for updates before finalizing designs for coastal projects.
Florida law requires permit review within 10 business days (§ 553.792). Reality is different. Here is what contractors and developers are actually experiencing in 2025:
Using a licensed private plan reviewer under § 553.791 can reduce commercial review time to 48–72 hours in most jurisdictions and is often worth the added cost for time-sensitive projects.
If you are a homeowner: Any renovation involving structural work, roofing, electrical, plumbing, or HVAC requires a permit. Unpermitted work creates serious problems when you sell — mortgage lenders typically require permits for any work completed on a property. Work without permits also voids your homeowner's insurance coverage for related claims.
If you are a commercial developer or business owner: Your contractor is responsible for pulling permits — but you are responsible for verifying that permits were actually pulled and inspections passed. Demand copies of all permit cards and final inspection approvals before making final payment.
If you are a government agency: All public construction projects must reference the current code edition in project specifications. Projects specified under the 7th Edition and not yet permitted need to be reviewed for 8th Edition compliance before permit submission.
Are existing buildings grandfathered from new code requirements?
Generally yes — existing buildings are not required to be brought up to current code unless they undergo significant renovation (typically defined as work exceeding 50% of the structure's replacement value in some jurisdictions). When substantial improvements are made to a building in a flood zone, FEMA rules require the entire structure to meet current flood elevation requirements — even if only one room is being renovated.
What is the penalty for unpermitted construction in Florida?
Florida Statute Chapter 162 allows local governments to impose fines of up to $15,000 per day per violation. Beyond fines, unpermitted work can result in stop-work orders, mandatory demolition of unpermitted structures, loss of insurance coverage, and title problems when selling.
Do I need a state-certified or locally registered contractor?
For commercial work and government projects, you need a state-certified contractor (licensed by DBPR statewide). Locally registered contractors are licensed only in specific counties. Tilart Inc. (CGC1540636) is state-certified and can legally work on any project anywhere in Florida.
Tilart Inc. (CGC1540636) handles permitting, code compliance, and construction on commercial, residential, and government projects across Florida. Call (786) 416-4508 or request a quote online.
Request a Free ConsultationIn Florida, the Department of Business and Professional Regulation (DBPR) receives thousands of unlicensed contractor complaints every year. Homeowners lose deposits. Commercial projects stall. Buildings fail inspection. Most of these situations share one thing in common: the property owner never verified the contractor's license before signing a contract or handing over money.
This guide gives you the exact steps to verify any Florida contractor's license in under 5 minutes — and the 12 questions you must ask before you sign anything.
Before you do anything else, ask for the license number. A legitimate, licensed Florida contractor will give it to you immediately and without hesitation. The license number format looks like this: CGC1540636 (General Contractor) or CBC1234567 (Building Contractor) or CRC1234567 (Roofing Contractor).
If a contractor hesitates, says they are "in the process" of getting licensed, claims the license is under their company name, or gives you any answer other than an immediate license number — stop the conversation and do not proceed.
Go to myfloridalicense.com → click "Verify a License" → enter the license number or the contractor's name. Look for these specific items in the results:
Status: Must say "Current, Active." If it says "Null and Void," "Delinquent," "Suspended," or "Revoked" — do not hire this contractor.
License Type: Confirm it matches the work being performed (see license types below).
Expiration Date: Florida contractor licenses renew biennially. Verify the license will not expire during your project.
Disciplinary Actions: Scroll to the bottom of the license record. Any prior complaints, fines, or suspensions are listed here.
Business Name: The name on the license must match the name on the contract you are being asked to sign.
Not all contractor licenses are the same. Florida issues multiple license categories, and hiring a contractor outside their licensed scope is a code violation — and can void your insurance.
A license alone is not enough. You need to verify active insurance coverage before any work begins. Ask the contractor for a Certificate of Insurance (COI) naming you as an additional insured. Call the insurance company directly to confirm the policy is active — do not rely on a certificate alone, as certificates can be fabricated.
General Liability: $1,000,000 per occurrence / $2,000,000 aggregate (minimum for residential; $2M–$5M for commercial)
Workers' Compensation: Required by Florida law for contractors with employees. If a worker is injured on your property without workers' comp coverage, you may be liable.
Commercial Auto: For contractors using vehicles in the course of work.
Umbrella / Excess Liability: For government and large commercial projects, agencies typically require $5M–$10M total coverage.
These questions separate legitimate, professional contractors from those who will create problems. Ask them before signing — not after.
Under Florida Statute § 489.1425, residential construction contracts over $2,500 must include specific written disclosures. All construction contracts — residential and commercial — should include:
Can I file a complaint against an unlicensed contractor in Florida?
Yes. File a complaint with the DBPR at myfloridalicense.com. For criminal complaints (fraud, theft), contact your local police department and the Florida Attorney General's consumer protection division. If the contractor had a license, the CILB (Construction Industry Licensing Board) handles disciplinary complaints.
What is the Construction Industries Recovery Fund?
Florida's Construction Industries Recovery Fund (§ 489.140) provides limited compensation (up to $50,000 per claim) to Florida consumers who suffer financial harm from a licensed contractor's incompetence or fraud. To access the fund, you must have a judgment against the contractor and the contractor must have been licensed at the time of the work. Unlicensed contractor work is explicitly excluded — another reason why verifying the license before hiring is critical.
Is Tilart Inc. licensed to work on commercial, residential, and government projects throughout Florida?
Yes. Tilart Inc. holds Florida State Certified General Contractor License CGC1540636, which authorizes commercial, residential, and government construction work of any size, anywhere in Florida. You can verify this license at myfloridalicense.com. We carry general liability insurance and workers' compensation on every project.
Tilart Inc. — CGC1540636 — Licensed, insured, and verifiable. Call (786) 416-4508 or request a quote. We respond within 24 hours. We Speak Spanish.
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