Read This Before Hiring a Contractor After a Storm in Florida
In Florida, storms and hurricanes are not a matter of if, but when. They leave behind flooding, roof damage, and destroyed property. In the aftermath, homeowners face the overwhelming task of rebuilding while under stress and pressure. Most contractors who step up after storms are professional and honest. Unfortunately, there are always opportunists who take advantage of homeowners at their most vulnerable time.
At Keough Construction Law, we see the same story play out after every major storm. A homeowner hires a company that promises help, but instead finds themselves staring down an inflated invoice, a construction lien, or a threat of foreclosure. Here is what you need to know to protect yourself.
Remediation Scams After Flooding
When a home floods, the first priority is to get it dried out. That means removing debris, tearing out water-damaged drywall and furnishings, and running industrial fans. Time matters. If moisture sits too long, mold will set in, creating health hazards and much higher costs to repair.
This urgent stage is where many scams start. It is common for remediation companies to send representatives door-to-door offering cleanup services. On the surface, they appear to be a lifeline. In reality, some are setting homeowners up for disaster. The typical trick is to present a “work authorization” form that looks harmless but either does not include a price or contains fine print listing hourly or itemized services. Homeowners sign to get the work started and later discover bills that spiral out of control. A job that should cost $15,000 can suddenly balloon to $70,000.
Rule number one: always get the cost in writing up front before work begins. Do not rely on vague proposals or open-ended authorizations. A clear, fixed price is your best protection against surprises later.
The Risk of Unlicensed Contractors
Storm recovery also attracts unlicensed contractors. Florida law requires contractors to list their license number on the front page of their contract. If you do not see a license number immediately, that is your first red flag.
You can confirm a contractor’s license at any time on the Florida Department of Business and Professional Regulation (DBPR) website. If they are unlicensed, it is more than just a risk. Depending on the scope of work, their contract may be completely unenforceable in court. That means they may not be able to collect from you at all.
Some homeowners are tempted by the handyman exception, which allows unlicensed individuals to do jobs under $2,500. The problem is that handymen cannot pull permits and often lack the knowledge or experience to perform work according to code. What may seem like a cheaper option often results in poor workmanship, additional costs, and more risk for the homeowner.
Protect Yourself with a Strong Construction Contract
Even when working with licensed, reputable contractors, having a construction attorney review your contract is one of the best steps you can take. Ideally, at a minimum, a contract should include:
A clearly defined scope of work
A payment schedule tied to progress
A clear timeframe for completion
A fixed price for the work whenever possible. If a contractor insists on a cost-plus arrangement because the scope of work is uncertain or material prices are unstable, the formula for calculating costs and any limits should be spelled out in the contract
A requirement that all change orders be in writing and signed by both parties before additional work is performed or charged
An agreement that lien waivers will be obtained from all subcontractors and suppliers as a condition of final payment to the contractor
An attorney’s fees clause so that if there is a dispute, the prevailing party recovers legal costs
These protections reduce the risk of inflated invoices, surprise charges, and subcontractor liens. They also give homeowners leverage if a dispute arises.
Construction Defects and the Chapter 558 Process
Another common issue after storms is defective repair work. In the rush to rebuild, some contractors cut corners, use substandard materials, or fail to perform work according to building code or industry standards. Roofs that leak again after a few months, improperly installed windows, and mold problems from incomplete remediation are just a few examples.
If you think the work is defective, do not let your contractor pressure you into making final payment. Once you make that payment, it is very likely you will never hear from them again. Holding back final payment until the work is properly completed is often the only leverage a homeowner has short of filing a lawsuit.
Construction defects not only reduce the value of your home, they can also create ongoing damage and safety concerns. Homeowners often discover that fixing defective work costs far more than doing it right the first time.
If you suspect defective work, document the problems with photos, keep copies of your contracts and communications, and contact a construction attorney. Under Chapter 558, Florida Statutes, homeowners are required to send the contractor formal notice of the defects providing an opportunity to inspect the alleged defects before filing a lawsuit. This notice process is designed to encourage resolution of defect disputes without the need for litigation. A construction attorney can prepare and serve the notice properly, protect your rights during the pre-suit process, and pursue legal action if the contractor fails to make things right.
Construction Liens in Florida: What Homeowners Need to Know
Even with contract protections in place, some contractors abuse Florida’s construction lien law. Under Chapter 713 of the Florida Statutes, contractors can record a lien against a home if they claim they are owed money. The lien then becomes a threat of foreclosure if the homeowner does not pay the inflated bill.
There are strict deadlines contractors must follow. Most importantly, a lien must be recorded within 90 days of the last date the contractor provided labor, services, or materials to the property. If the lien is not recorded on time, it is unenforceable. Many homeowners are unaware of this requirement and end up paying invoices they may not legally owe.
Florida’s lien law is designed to protect contractors, but courts require strict compliance with every step. Contractors often fail to follow the rules, and an improperly filed lien can be thrown out. If a lien is “willfully exaggerated” or created with “willful or gross negligence,” it can even be declared fraudulent. In those cases, the homeowner may recover attorney’s fees and punitive damages equal to the difference between the claimed amount and what was actually owed.
The key point is this: do not panic if you receive a lien notice. Do not pay an inflated invoice out of fear. Speak with a construction attorney first.
Protect Yourself Before and After the Storm
Storms will come. Rebuilding will always follow. Most contractors will do the right thing, but others will take advantage of the chaos. If you face an inflated invoice, defective work, a lien threat, or a contract from an unlicensed contractor, you do not have to handle it alone.
At Keough Construction Law, we help Florida homeowners review contracts, fight fraudulent or exaggerated liens, and protect themselves from predatory practices.
If you or your neighbors are dealing with a contractor issue after a storm, call Keough Construction Law before you pay. The right legal advice can save you thousands and give you peace of mind while you rebuild.
Prepared by Attorney Kyle J. Keough on September 29, 2025.
Disclaimer: This article is for informational purposes only and does not constitute legal advice. Reading this post does not create an attorney-client relationship. If you are facing a legal issue, you should consult with a qualified attorney licensed to practice in your jurisdiction.
