Get Quotes from Top General Contractor in Jacksonville, FL

Are You Licensed to Practice as a General Contractor in Jacksonville?

The licensing and regulation of construction-related professionals that operate in Jacksonville is primarily handled at the state level by the Florida Department of Business and Professional Regulation (DBPR) through its Construction Industry Licensing Board. Individuals and businesses that provide construction-related activities without holding a valid contractor license issued by this agency can receive statutory and administrative penalties of up to one year in jail and up to $10,000 in fines. Likewise, individuals who hire unlicensed contractors can also receive fines of up to $5,000 for aiding and abetting unlicensed activity.

Contractor licenses issued by the DBPR fall under two main categories, namely:

• Certified Contractor Licenses: contractors with this license type are authorized to work in any jurisdiction within the State of Florida
• Registered Contractor Licenses: contractors with this license type are only authorized to work within specified cities or counties within Florida. Note that individuals that hold this license may be required to comply with additional eligibility requirements from the localities they wish to operate in

Interested parties that wish to obtain certified or registered contractor licenses from the DBPR may do so under several classifications that include, but are not limited to:

• General Contractor: contractors under this category can perform any type of construction-related activity
• Building Contractor: contractors under this category can only perform new construction on commercial buildings and single-dwelling or multiple-dwelling residential buildings that do not exceed three stories in height. These contractors can also provide remodeling, repair, and improvement services for buildings of any size as long as these services do not affect the building's structural elements.
• Residential Contractor: contractors under this category are limited to the construction, remodeling, repair, and improvement of one, two, or three-family residences that do not exceed two stories and accessory-use structures connected to these residences
• Specialty Contractor: the scope of services that contractors under this category can provide is limited to a particular subset of construction-related activities as listed on the individual license

Parties that wish to obtain these contractor licenses may do so by applying to the DBPR online. Applicants will be required to meet certain eligibility criteria, which generally include:

• Be at least 18 years old
• Pay all applicable fees
• Pass the Florida State Construction Examination
• Submit a credit report with a credit score of no less than 660 as proof of financial stability and responsibility
• Provide proof of adequate insurance coverage
• Submit fingerprints and pass a background check
• Have acceptable minimum work or educational experience, where necessary

Note that individuals who wish to obtain a registered contractor license and subsequently operate in Jacksonville will also be required to submit a local certificate of competency obtained from the city's Construction Trades Qualifying Board. To this end, they will also have to comply with additional requirements such as:

• Passing a local examination
• Submitting proof of relevant construction-related experience
• Submitting a sworn statement acknowledging that they either have not been charged with or convicted of a felony during the past five years from the time of the application or providing a full statement on the facts and circumstances of any felony charges or convictions received during this time
• Submitting proof of financial stability and responsibility as well as adequate insurance coverage
• Providing proof of compliance with local tax obligations

You can contact the DBPR's Customer Contact Center online or by calling (850) 487-1395 to get more information on the agency's contractor licensing requirements and procedures. Queries explicitly related to the requirements for obtaining a local certificate of competency from the Jacksonville Construction Trades Qualifying Board for individuals who wish to be licensed as registered contractors with the DBPR can be directed to (904) 255-7970.

You can also verify that your intended contractor holds a valid DBPR-issued license and equally confirm that the type of license they hold is adequate for the scope of your project by utilizing the DBPR's Verify a Licensee portal.

How Much Do You Charge Compared to Other General Contractors in the City?

The cost of construction and remodeling projects are generally influenced by the following factors:

• The nature and scope of the intended project
• The specific location of the project within the city
• Accessibility to the project site
• Site conditions
• The cost of materials and supplies required to execute the project satisfactorily
• Permit and inspection costs
• Labor costs
• The quality of available construction plans, project drawings, and designs
• The urgency of the project

Although some general contractors in Jacksonville may utilize an hourly fee structure when charging for their services, many general contractors prefer a percentage fee structure, which usually falls between 10 – 20 percent of the project's total cost. Regardless of this, professional general contractors typically calculate their charges using any of the following pricing methods:

• Fixed Bid/Lump Sum Pricing: this involves the general contractor presenting the client with a fixed price for the project upfront, which is intended to cover the total cost of the labor and materials required for the project from start to finish. However, the contractor also typically includes a markup when quoting this price to cover any changes in the estimated costs of the labor and materials as well as any other unforeseen circumstances. An advantage of the fixed bid/lump sum pricing method is that it gives the client a clear idea of how much they will be expected to pay for their project. This, in turn, helps reduce price-related conflicts between them and their contractors during the execution of said project.
• Time and Materials/Cost-Plus Pricing: this involves the general contractor providing the client with an estimate of the total cost for all materials and supplies that will be required for the project, plus an hourly rate for any labor provided during said project. The time and material/cost-plus pricing method is often preferred for projects without a clear scope or timeline, as it helps clients save money if the project is completed earlier than anticipated. However, if there are any obstacles or delays in the project's execution, the client may end up incurring additional costs.

It is always in your best interest to get bids from at least three general contractors in the city and compare them before selecting one to manage and oversee your construction or renovation project. This effectively stops unscrupulous contractors from taking advantage of you by grossly inflating their charges. Note that no two bids can be exact; therefore, always request bids from other contractors to allow for an accurate comparison.

Also, keep in mind that choosing a general contractor should not be based solely on price, and you should not just choose the contractor that offered the lowest bid. Inquire as to why their charges are less expensive than the other quotations, and keep an eye out for additional qualifying factors like the contractor's level of experience and local reputation, as well as their licensing and insurance status.

General Contractors in Jacksonville earn an estimated annual average wage of $65,100. The list below compares the average hourly wage of these contractors with those of general contractors in other parts of Florida and other locations across the United States:

What Kind of General Contractor Services Do You Offer?

Even though general contractors typically manage and supervise construction and renovation projects in the city, the specific scope of services that these professionals provide to clients often varies by individual contractor and project. Regardless of this, you can expect a professional general contractor in Jacksonville to render the following key services when you hire them:

• Create and manage a project schedule.
• Organize and manage activities at your project site
• Come up with reasonable cost estimates for the project
• Coordinate material suppliers and vendors
• Provide necessary labor for the project
• Make arrangements for required construction equipment and machinery
• Handle the hiring of subcontractors where necessary
• Pull all required permits
• Ensure that the project complies with pertinent construction codes, building regulations, and safety measures.
• Oversee administrative aspects of the project, like cash flow, scheduling, and worker payments.
• Keep proper records of all project-related activities
• Perform actual labor construction and clean-up services where necessary
• Ensure that the project is executed satisfactorily and on time

Note that you should always confirm the exact nature and scope of services that your preferred general contractor is equipped to offer for your project before finalizing any hiring agreements with them. You should equally find out the aspects of the job that subcontractors will handle, especially those outside the contractor's in-house crew. Subcontractors are often required to work on aspects of construction and renovation projects that require specialized knowledge, skills, and experience, such as:

• Plumbing
• Electrical work
• HVAC installations
• Roofing
• Demolition
• Woodwork
• Roofing

While it is possible to handle the hiring of any of these subcontractors yourself, it is always in your best interest to leave this to your general contractor. This allows you to take advantage of their connections to experienced subcontractors in the city and insulates you from liabilities if any adverse unforeseen events involving these subcontractors occur during your project.

The table below provides some significant differences between general contractors and subcontractors who work on construction and renovation projects in Jacksonville:

Will You Get the Necessary Permits as Required per the City Code?

A permit is required for the construction, remodeling, alteration, conversion, repair, and demolishing of buildings and structures in Jacksonville as well as the installation or alteration of plumbing, mechanical, and electrical systems located in these buildings and structures. However, permit exemptions may be made for work that does not physically change or add structures to property located in the city. Examples of permit-exempt work include ordinary minor remodeling and repairs like patio slab installations and plumbing fixture replacements.

Failure to obtain the necessary permits for your construction or renovation project before commencing work is considered unlawful, and first-time violators can receive a fine of $1,000. Second violations carry $2,000 fines, while third-time and subsequent offenders are fined $3,000 per violation and are also prohibited from pulling permits for three months. Likewise, per state law, if you obtain permits on behalf of an unlicensed contractor, you are responsible for the work done and can also receive a fine of up to $ 5,000 for aiding and abetting unlicensed activities.

The Jacksonville Department of Planning and Development's Building Inspection Division is responsible for issuing permits for construction and renovation projects in the city. Some benefits of making sure that all necessary permits for your project are pulled before commencing any work include:

• It helps ensure that public safety, health, and welfare are maintained
• It protects your property value
• It ensures that you avoid state and city-imposed sanctions
• It saves you money on insurance
• It makes it easier to sell your property
• It limits your exposure to avoidable construction-related liabilities

Note that state-licensed certified contractors typically have to obtain a city-issued identification number from the Building Inspection Division before applying for or obtaining permits in Jacksonville. To obtain this identification number, the following documents must be provided:

• A copy of a valid DBPR-issued license
• A valid photo ID
• Proof of compliance with state-mandated workers' compensation insurance requirements
• Proof of compliance with local tax requirements
• A completed registration form

These documents should be submitted to:

Eligible parties wishing to obtain permits from the division must submit applications through its Online Permitting System. First-time applicants have to contact the division via email or by calling (904) 255-8500 to get assistance in creating a user profile that can subsequently be used to access this system. The division also provides access to a "How To" webpage that can be used to glean information on navigating its permitting system and going about the permit submission process.

Depending on the nature and scope of the project, permit applicants may be required to provide site development plans, architectural, plumbing, mechanical, electrical, and structural drawings and specifications, and other relevant forms and documents. These documents, along with the submitted permit application, will be reviewed by the Building Inspection Division and other relevant city agencies.

Once all submitted documents are approved, the payment of a stipulated permitting fee is usually required before the approved permits are issued. It should be noted that authorized officials from the Building Inspection Division typically inspect all aspects of permitted construction and renovation work done in the city before they are covered or concealed from view. This is done to ensure that the work complies with the approved plans for the project and also conforms to the minimum safety standards stipulated in the city's construction code and building regulations.

You can contact the Jacksonville Building Inspection Division via email or by calling (904) 255-8500 and selecting option four to get additional information or make specific inquiries concerning its permitting and inspection requirements and procedures. Queries on these subjects can also be directed to the division in person at:

Do You Work with Subcontractors?

When you retain the services of a general contractor in Jacksonville, it is common for this contractor to hire other subcontractors to work on certain aspects of the project. Some of the most common subcontractors that are usually involved in construction and renovation projects in the city include:

• Plumbers
• Electricians
• Roofers
• HVAC contractors
• Carpenters
• Welders
• Demolition experts
• Window and door installers
• Painters
• Flooring installers
• Insulation installers
• Siding installers

Some reasons why the services of subcontractors may be required include:

• To assist with complex, large, or diverse projects
• To increase the general contractor's flexibility and job productivity
• To increase the cost efficiency of the project
• To perform tasks that require a specialized skillset and knowledge that the general contractor does not have

It is always in your interest to ensure that your general contractor gives you prior notice before hiring any subcontractors to work on your project, and you should consider making this requirement a part of your hiring agreement with them. This way, you not only stay informed on all parties engaged in your project but also stay ahead of issues that may result from disputes between the general contractor and subcontractors over matters like:

• Poor service delivery
• Late payments
• Incomplete payments

According to the provisions of Sections 713.346 and 715.12 of the Florida Statutes, payments for private construction-related services in Jacksonville must meet the following deadlines:

• Payments from project owners to general contractors must be released within 14 days after the project owner receives a payment request for any agreed-upon services
• Payments from general contractors to subcontractors and material suppliers must be released within 30 days after the general contractor receives a payment request or after the required services and materials were provided and payment became due, whichever is later.

These laws offer you some protection for situations where you have paid your general contractor for all rendered services. However, you can still be held liable if this general contractor either deliberately or erroneously neglects to pay any subcontractors, laborers, or material suppliers who have secured a lien on your property. Per the Florida Construction Lien Law, individuals who are not fully paid for any construction-related services they provide for your property have the right to enforce their claim to payment against the property in question if they have placed a lien on it. According to the provisions of this law, you can be held liable for these incomplete payments even if you have already made the appropriate payment to your general contractor in full.

Lien-related matters can be stressful, time-consuming, and extremely unpleasant, and it is advisable to avoid having to deal with them in the first place. To this end, you should always protect yourself before and during your construction or renovation projects in Jacksonville by taking the following precautions:

• Due Diligence: ensure you properly research any general contractor you intend to hire in the city. Look them up online and ensure that they not only have a licensed, insured, and experienced but also have a good reputation, especially regarding timely subcontractor, laborer, and material supplier payments.
• Preliminary Notices: make sure that your general contractor gives you a list of any subcontractors and material suppliers that will be providing services for your project and the nature of these services. Ensure that you are informed before any additional services are provided by individuals who are not mentioned on the list.
• Written Contracts: make sure that you get a written contract for the project before any work commences, and ensure that the contract includes all agreements reached between you and your general contractor
• Release of Lien/Lien Waiver: request a written Release of Lien from subcontractors and material suppliers covering any services that they provided for the project before you make any payments. If the nature of your agreement with the general contractor requires you to make partial payments before the project is completed, get a Partial Release of Lien before each of these payments. Also, obtain an affidavit from your general contractor that specifies all unpaid parties as well as final releases from these individuals before you make your final payment.
• Timely Settlements: ensure that you make timely payments to your general contractor for all services rendered
• Contractor Bonds: consider hiring a general contractor that has secured payment bonds. This way, if the contractor doesn't pay subcontractors and material suppliers on schedule, claims can be made against this bond.
• Notice of Commencement: always file a Notice of Commencement with the Duval County Clerk of Courts before beginning residential construction or renovation projects, and make sure that this notice contains accurate information regarding your project. This is useful in ensuring you do not pay twice for the same work or materials.

Do You Carry the Necessary Insurance Policy for General Contractors in the City?

If you hire a general contractor who does not have the necessary insurance, you will be held responsible for any accidents, injuries, property damage, or other unforeseen problems that may arise as a direct result of your project. Per the requirements of the Florida Department of Business and Professional Regulation (DBPR), all contractors that operate in Jacksonville are required to comply with certain mandatory insurance requirements. These requirements include:

• Contractors licensed under the General Contractor and Building Contractor categories must maintain liability insurance of at least $300,000 and property damage insurance of at least $50,000 at all times.
• Contractors licensed under all other categories must maintain $100,000 liability and $25,000 property damage insurance or any other amounts determined by the department's Construction Industry Licensing Board at all times.
• All contractors must maintain workers' compensation insurance or get an exemption for this.

There is always a high risk of a work-related injury occurring during construction or renovation projects, which is why hiring a properly insured cannot be overemphasized. According to data published by the Bureau of Labor Statistics, approximately 88 fatal and 5,090 nonfatal occupational injuries were recorded amongst general contractors across the United States in 2020. In Florida alone, nearly 30 percent of the fatal occupational injuries in the state during this time occurred in the construction industry. Some common hazards that construction contractors and workers typically face include, but are not limited to:

• Electrocutions
• Slips, trips, and falls
• Cuts, tears, and lacerations
• Injuries caused by falling, flying, swinging, and slipping objects
• Exposure to extreme weather conditions, toxic substances, loud noises, and harmful airborne fibers and materials

Therefore, always request proof of insurance from your intended general contractor and contact their insurance provider to authenticate this proof. Ensure that the contractor's insurance policy limits will be enough for the scope of your project and that they cover all workers and subcontractors involved in the project as well. It is also a good idea to find out if the general contractor carries professional liability insurance to cover negligence or defects directly caused by them.

You can get additional information on the DBPR's mandatory insurance requirements for contractors in Jacksonville by contacting the department online or via phone number (850) 487-1395.

Do You Provide a Warranty for Works Completed?

A warranty refers to a guarantee made by the manufacturers or sellers of products and services that these products and services will perform or function as intended. While there are several types of warranties, the types offered by general contractors in Jacksonville can be grouped into two main categories, namely:

• Explicit Warranties
• Implied Warranties

Explicit warranties refer to written warranties that are usually included in the general contractor's proposal or contract for the project, while implied warranties refer to non-written warranties that are nonetheless recognized by law and applicable in all construction projects, whether there is a written contract or not. Some common subcategories of these explicit and implied warranties include:

• Call-back Warranties: these provide a timeframe during which the project owner can call back the contractor to handle any part of the project that was not properly performed
• Design-build Warranties: these warranties cover the services of architects, engineers, and other design professionals involved in the project and ensure that they perform their work according to relevant industry standards
• Material/Equipment Warranties: these state that the items being warrantied are properly constructed, functional, and will perform in line with the design intent of the project
• Vendor Warranties: these are typically issued directly from the manufacturers or sellers of products used for the project
• Warranties of Habitability: these typically apply to residential projects and state that the constructed or renovated building will be suitable for its intended purpose and safe to live in
• Warranties of Fitness and Merchantability: these are similar to warranties of habitability, and they state that products will meet reasonable expectations and also be suitable for their intended use
• Workmanship Warranties: these state that the work done on the project is optimal and free from major defects

It is important to establish the types of warranties that will be issued for your project and the scope of these warranties when making arrangements with general contractors in the city. Note that, per Section 718.203 of the Florida Statutes, contractors must offer the following types of warranties for newly constructed condominiums in Jacksonville:

• A three-year warranty of fitness and merchantability for each unit, starting from the completion of the building containing the unit
• A three-year warranty after the completion of construction or one year after turnover, whichever occurs last, for roof and structural components, mechanical, electrical, and plumbing elements of the building
• A warranty of fitness and merchantability on personal property transferred with or appurtenant to each unit, as well as all other personal property for the use of unit owners that is commensurate with the manufacturer's warranty.
• A three-year warranty of fitness and merchantability on all other improvements for use by the unit owners, starting from the date of completion of these improvements

In situations where your contractor breaches any construction warranties that you are offered, you must file a claim no later than 10 years from the improvement of the property, possession of the property, abandonment of construction, issuance of a certificate of occupancy, or termination of the contract, whichever date is latest. Note that, per state law, you must inform your contractor of any defects you notice in your project and give them an opportunity to fix this before suing them, regardless of the type of construction or renovation project in question.

Can You Provide References of Clients Served in Jacksonville?

It is important to ask for references of past clients served before you finalize hiring arrangements with any general contractor in Jacksonville. You may get referrals to these contractors from friends and family, through online searches, or by contacting reputable associations like:

• The Northeast Florida Builders Association
• The Associated General Contractors of America – Florida East Coast Chapter
• The Associated Builders and Contractors of Florida
• The National Association of Home Builders

Request at least three verifiable references from any contractors that you contact, and always check these references. This way, you can get reviews and testimonials on them that can help you determine their legitimacy as well as their suitability for your project. Be wary of any contractor who seems hesitant to offer this information or tries to convince you that it is unnecessary.

You can also get additional reviews and check for complaints on your intended general contractors through several third-party websites like Google Review, Yelp, and the Better Business Bureau.

What Is the Expected Timeline for This Project?

One benefit of hiring professional general contractors to handle and oversee your construction or renovation projects in Jacksonville is that they can assist you in developing an appropriate timeline for the project's execution. Be aware that a variety of factors commonly impact the timelines for construction and renovation projects, such as:

• The intended project's scope
• Weather conditions
• Availability of resources, including subcontractors, laborers, money, and supplies
• Regulatory requirements like permits and inspections
• Changes to the project's initial scope or design

Working with a timeline for your project gives you various advantages, including:

• The ability to plan for forthcoming occasions like birthdays, weddings, visits, relocations, and retirements
• Proper task allocation and execution
• Better project monitoring
• Increased productivity and efficiency
• Better cost control
• Fewer project delays
• Improved communication and fewer misunderstandings