What Does A General Contractor Do · South Florida
What Does a General Contractor Actually Do?
What does a general contractor do — and do you really need one? Learn roles, licensing, permit reality, and how to verify a GC in Florida.
Reviewed by Aldo Dellamano, Licensed Florida General Contractor·Last updated: April 2026
Introduction
f you're planning a kitchen remodel, a second-story addition, or a whole-home generator installation in South Florida, one question comes up fast: do you really need a general contractor? The honest answer is yes — for any project over $25,000 that touches structure, mechanical systems, or the electrical panel. But what does a general contractor do, exactly?
A GC is the licensed professional who plans the work, pulls the permits, hires and coordinates every subcontractor, and signs every document that makes your project legal. In Florida, that signature isn't ceremonial. It's the qualifier signature — the license number that ties the permit to a named individual who is personally liable if something goes wrong.
Understanding this role before you hire could save you tens of thousands of dollars and protect your home's resale value.
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105 defines a certified general contractor as someone licensed to construct, repair, or improve any building or structure — and that definition carries real legal weight. On a residential project, the GC is the single point of accountability between you and every trade on site. They submit the permit application, coordinate the building department's inspections, and manage 3 to 15 subcontractors depending on project scope.
Their license number — issued by the Florida Department of Business and Professional Regulation (DBPR) — appears on every permit pulled for your job. That number is not just a credential; it's a legal instrument. If a roof leaks because the roofing sub cut corners, or a mechanical inspector red-tags an air handler for improper refrigerant line sizing, the GC's license is on the hook.
“They submit the permit application, coordinate the building department's inspections, and manage 3 to 15 subcontractors depending on project scope.”
Most homeowners don't learn this until something goes wrong.
In Florida, the general contractor's license number appears on every permit. If the work fails inspection or causes damage, that license — and the individual who holds it — is legally liable.
A GC's day-to-day work spans planning, execution, and legal compliance across the full life of a project. On a kitchen remodel in Boca Raton, for example, the GC reviews the architect's drawings, submits plans to the building department, and schedules demo only after the permit posts — typically 10 to 21 business days in Broward County.
During construction, the GC coordinates plumbers, electricians, tile setters, and cabinet installers in the right sequence so no trade blocks another. They also track the budget against the contract, flag scope changes in writing, and issue change orders before work begins — not after.
“On a home addition in Palm Beach County, the GC manages soil borings, foundation inspections, framing inspections, and final Certificate of Occupancy, often over 4 to 6 months.”
On a home addition in Palm Beach County, the GC manages soil borings, foundation inspections, framing inspections, and final Certificate of Occupancy, often over 4 to 6 months. That orchestration is what you're paying for.
What You Get
What a GC Manages on a Typical South Florida Project
Permit Application & Plans
The GC submits architectural drawings, structural calculations, and trade sub-permits to the local building department. In Broward County, Broward County Building Code Services reviews plans before issuing a permit.
Subcontractor Hiring & Oversight
The GC vets, contracts, and supervises every trade — framing, roofing, plumbing, HVAC, electrical, and finishes. Each sub must carry their own license and insurance.
Schedule & Budget Management
The GC builds the project schedule, tracks material lead times (critical in South Florida after hurricane-season demand spikes), and reconciles invoices against the approved budget.
Inspections & Code Compliance
The GC requests every required inspection — framing, rough-in, insulation, final — and is present or represented when the inspector arrives. A failed inspection means rework at the GC's cost.
Warranty & Punch-List
After the final inspection passes, the GC walks the project with you, documents any items that need correction (the punch list), and stands behind the statutory 1-year workmanship warranty required in Florida.
Here's a fact that surprises most homeowners: a standard general contractor license does NOT cover mechanical, electrical, or plumbing (MEP) work. When you hire a typical GC, they sub out those trades to 3 separate license holders — a certified electrical contractor, a certified mechanical contractor, and a certified plumbing contractor. Each one pulls their own permit under their own license.
That creates 4 separate license holders on your project, 4 separate points of accountability, and 4 different parties to chase if something goes wrong. A GC who personally holds all 4 licenses is genuinely rare — it requires passing 4 separate state board exams and maintaining 4 active licenses. For a generator installation, for example, the work involves mechanical (transfer switch sizing), electrical (panel connection), and sometimes plumbing (natural gas line) — all in one project.
“That creates 4 separate license holders on your project, 4 separate points of accountability, and 4 different parties to chase if something goes wrong.”
With a single-qualifier GC, one person signs every permit.
Most GCs hold only one license. A GC who personally qualifies roofing, mechanical, and plumbing — in addition to the general license — is the rare exception, not the rule.
Florida makes license verification straightforward, and every homeowner should do it before signing a contract. com lets you search by name, company, or license number in under 2 minutes. You're looking for 4 things: (1) license status — it must say 'Current, Active'; (2) license type — 'Certified General Contractor' covers the broadest scope; (3) expiration date — Florida GC licenses renew every 2 years; and (4) any disciplinary history, listed under the license record.
“Anyone can confirm Dellamano's licensing claim: the four DBPR license numbers (CGC1525289, CCC1335157, CMC1251666, CFC1434398) are all searchable at myfloridalicense.”
If a contractor gives you a license number that doesn't match their name in the DBPR database, that's a red flag worth walking away from. com — one general, one roofing, one mechanical, one plumbing.
Process
How to Look Up a Florida Contractor's License in 5 Steps
- 1
Go to myfloridalicense.com
Navigate to the Florida DBPR Contractor Search page. No account or login is required — the database is public.
- 2
Search by Name or License Number
Enter the contractor's full name or the license number they provided on their estimate or business card. Both fields work independently.
- 3
Confirm 'Current, Active' Status
The status field must read 'Current, Active.' Expired, suspended, or delinquent licenses are not valid for permit applications in Florida.
- 4
Match the Name on the License
The qualifier name on the DBPR record must match the person signing your contract. A company can change names; the qualifier individual cannot transfer their license to another business without DBPR approval.
- 5
Check for Disciplinary Actions
Scroll to the bottom of the license record for any complaints, citations, or final orders. One minor complaint in 20 years of practice is very different from 3 citations in 3 years.
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Side-by-Side
GC vs. Handyman vs. Subcontractor — Who Pulls the Permit?
| Feature | General Contractor | Handyman / Unlicensed |
|---|---|---|
| Can pull building permits | Yes — licensed and required | No — legally prohibited in Florida |
| Carries general liability insurance | Yes — minimum $300K required | Usually none |
| Named on permit as qualifier | Yes — personal liability | No — homeowner assumes liability |
| Can hire and oversee licensed subs | Yes — full authority | No — illegal in Florida for contracted work |
| Work covered by statutory warranty | Yes — 1 year workmanship, 3 years systems | No warranty, no recourse |
| Suitable for $25K+ remodel or addition | Yes — required by Florida law | No — code violation, insurance void |
The question of what does a general contractor do versus what a handyman does comes down to two words: permits and liability. A handyman can legally perform minor repairs in Florida — typically under $1,000 and cosmetic in nature. They cannot pull a building permit, cannot contract for structural work, and cannot oversee licensed trades.
If a handyman installs a subpanel or reroutes drain lines without a permit, the homeowner is the responsible party when the building department finds out — and they will find out at resale. Title companies now require permit histories on all improvements. A kitchen remodel done without permits can kill a real estate closing or force a $15,000 retroactive permit and inspection process.
“A kitchen remodel done without permits can kill a real estate closing or force a $15,000 retroactive permit and inspection process.”
For any project that touches structure, plumbing, mechanical, or electrical — including a kitchen remodeling project — a licensed general contractor is not optional in Florida. It's required by law.
By the Numbers
South Florida GC Project Numbers Worth Knowing
10–21
Business Days for Permit Review
Typical range for Broward & Palm Beach Counties on residential projects
4
DBPR Licenses Dellamano Holds
General, roofing, mechanical, and plumbing — one qualifier signs every permit
$25K+
Project Threshold Requiring a GC
Florida building code requires a licensed GC for most projects above this value
1–3 Years
Statutory Warranty Coverage
Florida law mandates 1-year workmanship, 3-year systems warranty from licensed GCs
On a home remodeling project in Pompano Beach, the GC's first week looks like this: review architectural drawings, confirm structural engineer's stamp, submit permit application online to Broward County, and schedule a pre-construction meeting with all subs. Week 2 is demo — controlled demolition with asbestos testing first if the home predates 1980.
Week 3: rough framing, rough plumbing, and rough mechanical run simultaneously so inspectors can sign off in a single visit. The GC is on site or in contact every day.
“Week 3: rough framing, rough plumbing, and rough mechanical run simultaneously so inspectors can sign off in a single visit.”
On a whole-home generator project, the GC coordinates the gas utility for a new service line, the mechanical sub for transfer switch sizing (typically 200-amp for whole-home coverage), and the electrical sub for panel integration — all under one permit package. org) requires a separate mechanical permit for standby generator installations, and the GC manages that paperwork too.
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Understanding what does a general contractor do is easier when you see a concrete example. Dellamano Construction holds 4 active DBPR licenses — CGC1525289 (general contractor), CCC1335157 (roofing contractor), CMC1251666 (mechanical contractor), and CFC1434398 (plumbing contractor) — all under one qualifier signature. That means one person is personally accountable for every permit on every project, whether it's a home addition in Delray Beach or a full interior renovation in Fort Lauderdale.
Most GC firms in South Florida hold only the general license and stack 3 separate qualifier subs for MEP trades. When something goes wrong on those projects — a refrigerant line fails, a drain backs up — you're chasing 3 different companies. Dellamano's single-qualifier model means one phone call, one warranty, and one license on the line from day one.
“Most GC firms in South Florida hold only the general license and stack 3 separate qualifier subs for MEP trades.”
That's a structural difference in accountability, not just a marketing claim.
Anyone can verify Dellamano's licensing claim: all four DBPR license numbers (CGC1525289, CCC1335157, CMC1251666, CFC1434398) are searchable at myfloridalicense.com right now.
Ready to Talk to a Licensed South Florida GC?
Now that you know what does a general contractor do — and what separates a single-qualifier GC from a typical firm — the next step is a free project consultation. Dellamano Construction serves homeowners throughout Broward and Palm Beach Counties on kitchen remodels, home additions, generator installations, and whole-home renovations. Every project starts with an in-person site visit and a detailed written estimate. No pressure, no obligation — just straight answers from a licensed GC who signs every permit personally. Get your free estimate and see why single-qualifier accountability makes a real difference on your project.
Frequently Asked
Common Questions
What does a general contractor do on a home remodel?
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A general contractor manages every aspect of a home remodel — submitting permits, hiring licensed subcontractors, scheduling inspections, and serving as the single point of accountability. On a kitchen remodel, for example, the GC pulls the building permit, coordinates plumbers, electricians, and tile installers in the correct sequence, and signs off on every inspection with their license number. In Florida, that license number is the qualifier signature that makes the work legal and insurable.
Do I need a general contractor for a kitchen remodel in Florida?
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Yes — any kitchen remodel in Florida that involves structural changes, electrical upgrades, plumbing relocation, or mechanical modifications requires a licensed general contractor to pull a building permit. Work performed without a permit is a code violation, voids your homeowner's insurance for that scope of work, and must be disclosed (or retroactively permitted) at resale. The Florida Building Code mandates permits for all work beyond cosmetic repairs.
What is the difference between a general contractor and a subcontractor?
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A general contractor holds a state-issued license that authorizes them to contract directly with homeowners, pull building permits, and oversee all trades on a project. A subcontractor — plumber, electrician, roofer — holds a specialty license and works under the GC's contract. The GC is legally responsible for the sub's work on your project. A subcontractor cannot legally contract directly with a homeowner for work that requires a general contractor's license.
How do I verify a general contractor's license in Florida?
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Go to myfloridalicense.com, the Florida DBPR contractor lookup, and search by the contractor's name or license number. The record shows license status (must be 'Current, Active'), the qualifier's legal name, the license expiration date, and any disciplinary history. Always confirm the name on the DBPR record matches the person signing your contract. This verification takes under 2 minutes and is the most important step before you sign anything.
Can a handyman pull permits in Florida?
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No — in Florida, only licensed contractors can pull building permits. A handyman is legally limited to minor repairs typically valued under $1,000 that do not require a permit. If a handyman performs permitted-scope work (framing, electrical, plumbing, HVAC) without a license, the homeowner becomes the responsible party for any code violations, failed inspections, or insurance claims that result from that work.
What licenses does a general contractor need in Florida?
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Florida requires a Certified General Contractor license (CGC prefix) for broad residential and commercial construction. However, a GC license does NOT cover mechanical, electrical, plumbing, or roofing work — those require separate certified specialty licenses. Most GC firms hire separate qualifier subs for MEP trades. A GC who personally holds a roofing (CCC), mechanical (CMC), and plumbing (CFC) license in addition to their general license is rare, and it means one person signs every permit on your project.