The 30-Second Verdict
Use a general contractor for projects involving 3+ trades, permits, or structural work. For single-trade jobs (just HVAC, just tile, just painting), hire the specialty contractor directly and save the GC markup.
Head-to-Head Breakdown
General Contractor (GC)
Pros
- Coordinates all trades — one point of contact
- Handles all permits and inspections in Florida
- Assumes liability for the whole project
- Experience managing complex Florida projects
Cons
- GC markup is typically 15–25% above subcontractor direct cost
- Less direct oversight of individual trade quality
- Finding a good GC in Florida's busy market is challenging
Specialty/Trade Contractor
Pros
- Lower cost — no GC markup layer
- Direct relationship with the craftsperson doing the work
- Specialized expertise in their specific trade
- Better for simple, defined-scope projects
Cons
- You become the project manager — coordinate multiple trades yourself
- Responsibility for permits falls to you (or each trade)
- No single point of accountability if trades conflict or blame each other
Side-by-Side Comparison
| General Contractor (GC) | Specialty/Trade Contractor | |
|---|---|---|
| Cost Premium | 15–25% above direct trade cost | Direct cost — no markup layer |
| Permits in Florida | GC pulls all permits under their license | Each trade pulls their own permit |
| Project Management | GC manages all scheduling | You coordinate all trades |
| Insurance Liability | GC carries general liability | Each trade carries their own |
| Best Project Size | $50K+ multi-trade renovation | Under $30K single-trade jobs |
| Florida License Required | CGC or CBC license — verify at DBPR | Plumbing, electrical, HVAC require specific FL licenses |
| Timeline | GC optimizes scheduling across trades | Dependent on each trade's availability |
| Best For | Additions, full remodels, structural work | HVAC replacement, tile work, painting, landscaping |
Frequently Asked Questions
Do Florida home renovations require a licensed general contractor?
Not always — for simple single-trade projects, the licensed specialty contractor (plumber, electrician, HVAC contractor) can pull their own permits. A GC is required when the work involves structural changes, multiple trades on a larger project, or when the homeowner doesn't want to manage permits and coordination.
How do I verify a contractor's license in Florida?
Visit myfloridalicense.com and search by name or license number. Florida requires general contractors to hold a Certified General Contractor (CGC) or Certified Building Contractor (CBC) license. Always verify before signing any contract.