What Should Be in a Remodeling Contract in Florida? A Checklist Before You Sign

By Andreas Christofides — licensed Florida general contractor CGC1537881, 20+ years of experience. Published November 4, 2026

A remodeling contract in Florida is more than a price and a signature. Florida law requires certain notices in residential construction contracts, and a good contract also settles the questions that cause most disputes: what exactly is included, when each payment is due, and what happens when something changes. Here is what to look for before you sign, whether the job is a kitchen in Naples or a condo on Marco Island.

If you have not yet checked the contractor's license, do that first. Our guide to verifying a Florida contractor license takes about two minutes. A contract with an unlicensed contractor gives you far less protection, no matter what it says.

What Florida law requires in a residential remodeling contract

Two notices are required by statute in most home remodeling contracts. Both apply once the contract is over $2,500, which covers almost every kitchen, bathroom or condo renovation.

The Florida Homeowners' Construction Recovery Fund notice (section 489.1425, Florida Statutes). A contract to repair, restore, improve or build on residential property must include a written statement of your rights under the recovery fund, followed by the Construction Industry Licensing Board's address and phone number. The fund can pay a homeowner, up to a limited amount, who loses money on a project performed under contract. A contractor who leaves it out can be fined by the board.
The Construction Lien Law notice (section 713.015). Any direct contract over $2,500 between an owner and a contractor for a home of up to four units must include a notice that begins “ACCORDING TO FLORIDA’S CONSTRUCTION LIEN LAW,” printed in at least 12-point, capitalized, boldfaced type, on the front page or a separate page, signed and dated by the owner. It explains that subcontractors and suppliers who are not paid can file a lien against your property even if you paid your contractor.

If a contract over $2,500 is missing either notice, ask why before you sign. Their absence tells you something about how carefully the rest of the paperwork will be handled.

The deposit: what Florida law says

Florida does not set a maximum deposit, but it does attach obligations to a large one. Under section 489.126, a contractor who receives more than 10 percent of the contract price as an initial payment on residential work must apply for the necessary permits within 30 days and start the work within 90 days after the permits are issued, unless there is just cause or you agreed in writing to a longer period. If a contract asks for a large deposit, check that its schedule fits those deadlines. Our post on what a general contractor charges in Florida covers pricing and the other red flags in a quote.

The notice of commencement and the final payment

For most remodels over $2,500, a notice of commencement is recorded with the county before work starts (section 713.13). The owner, or the owner's authorized agent, records it, and a copy must be posted on the job site before the first inspection. It is good for one year unless a different date is written on it. The form itself carries a warning worth reading: payments made after it expires are treated as improper and can result in paying twice for the same work. On a long project, ask who will track that date.

At the end of the job, Florida law also protects you before the last check. Under section 713.06, the contractor must give you a final payment affidavit stating that every subcontractor and supplier who served you notice has been paid, or listing who has not, and you hold the final payment until you have it. Ask for written releases of lien as the job is paid; the statutory lien notice itself tells owners to get a written release every time they pay.

What else belongs in the contract

The law sets a minimum. These are the items that prevent the arguments the law does not cover:

A written scope. Every room, every trade, and what is not included. “Remodel kitchen” is not a scope; a list of what comes out, what goes in and who supplies it is.
Allowances, if any, with real numbers. If tile or fixtures are still to be chosen, the contract should state the amount set aside for each and how overages are handled.
A payment schedule tied to work completed. Payments that follow milestones, such as rough-in inspection, cabinets set or final inspection, keep money and progress in step.
Written change orders. Any change to scope or price is written and signed before the work it describes begins.
Permits: who pulls them. The contract should say the licensed contractor applies for the permits. A request that you pull an owner-builder permit for a contractor's work is a warning sign.
A schedule with a start window and the main milestones, and what happens if either side causes delay.
Insurance. Ask for certificates of liability and workers' compensation coverage, or the exemption the contractor relies on.
The warranty, in writing, with its length and what it covers.
In a condo, who prepares the association approval package and how the building's work rules are handled. Our Naples condo renovation guide covers what associations usually ask for.

Questions to ask before you sign a Florida remodeling contract

Where are the recovery fund notice and the construction lien law notice in this contract?
If the deposit is more than 10 percent, when will you apply for the permits?
Who records the notice of commencement, and when does it expire?
Will I receive releases of lien with each payment and a final payment affidavit before the last one?
How are change orders priced and approved?

A contractor who writes contracts carefully can answer all five without looking anything up.

Planning a remodel in Naples or Marco Island?

GC Pro West is a Florida Certified General Contractor, license CGC1537881. Every project starts with a written scope, changes are made by signed change orders, and every project carries a one-year workmanship warranty in writing. See how we approach kitchen remodeling in Naples and condo renovation.

Request a free consultation or call 239-307-8020, and we will walk you through the contract before you sign anything.