Question 1

What insurance do I need to get a contractor's license in Florida?

Accepted Answer

Florida requires licensed contractors to carry workers compensation (if they have employees) and general liability insurance. Specific requirements vary by license type—general contractors typically need $1 million general liability and $300,000 property damage coverage. You must file proof of insurance with the state. Some counties and municipalities have additional requirements.

Question 2

What's the difference between completed operations and general liability?

Accepted Answer

General liability covers accidents during active work. Completed operations coverage protects you after the job is finished—if a deck you built collapses two years later, or a roof you installed leaks and damages the home. This coverage is included in most general liability policies but has a separate aggregate limit. It's crucial for contractors because claims often arise months or years after project completion.

Question 3

Do I need insurance for my subcontractors?

Accepted Answer

You should require all subcontractors to carry their own general liability and workers compensation insurance, and provide certificates naming you as additional insured. However, you should also carry contingent liability coverage in case a subcontractor's insurance lapses or they're uninsured. If an uninsured subcontractor causes damage or injury, your insurance may be the only protection. Always verify subcontractor coverage before they start work.

Question 4

How much does contractors insurance cost?

Accepted Answer

Costs vary widely by trade, revenue, location, and claims history. General contractors typically pay $3,000-8,000 annually for $1-2 million general liability coverage. Workers compensation costs $0.50-$15 per $100 of payroll depending on trade (office staff vs. roofers). Tools and equipment coverage runs $500-2,000 annually. Your total insurance package might cost $5,000-20,000+ depending on your business size and risk profile.

Question 5

What is builder's risk insurance and when do I need it?

Accepted Answer

Builder's risk is property insurance for structures under construction. It covers the building, materials, and equipment at the job site from fire, theft, vandalism, and weather damage. You need it for new construction and major renovation projects. The property owner or general contractor typically purchases it. Coverage ends when the project is complete and the building is occupied or the owner's property insurance takes effect.

Question 6

What happens if I get injured on a job site and I'm the business owner?

Accepted Answer

In Florida, sole proprietors and partners in the construction industry can exempt themselves from workers compensation, but this means you have no coverage if you're hurt on the job. Many contractors opt into workers comp for themselves because a serious injury could sideline your business for months. Alternatively, a disability insurance policy or an occupational accident policy can provide income protection. We recommend discussing your specific situation so we can find the right balance of cost and protection.

Question 7

Can I get same-day certificates of insurance for a new project?

Accepted Answer

Yes. We understand that waiting on certificates can hold up your projects and cost you money. Our team prioritizes certificate requests and can typically issue them the same day, often within hours. Whether you need to add an additional insured for a general contractor, provide proof of coverage for a permit, or update a certificate for a new project, we move fast so your crew can keep working.

Question 8

What is an additional insured endorsement and why do general contractors require it?

Accepted Answer

An additional insured endorsement extends your liability coverage to include another party—usually the general contractor or property owner who hired you. If someone is injured or property is damaged because of your work, the additional insured is also protected under your policy. Most general contractors require this before allowing subcontractors on site. It's a standard practice and typically doesn't add significant cost to your policy.

Question 9

How does my experience modification rate (EMR) affect my workers comp premiums?

Accepted Answer

Your EMR is a multiplier based on your company's claims history compared to other businesses in your industry. An EMR of 1.0 is average—below 1.0 means fewer claims and lower premiums, while above 1.0 means more claims and higher costs. For example, an EMR of 0.85 gives you a 15% discount, while 1.25 adds 25% to your premium. We help contractors implement safety programs and claims management strategies to bring their EMR down over time, which can save thousands annually.

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