Earlier versions of this page ranked local remodeling companies. We removed that list because we could not verify the ratings and project counts behind it, and a remodeler ranking its own competitors is not a neutral source. What follows is the vetting process we would want any Brevard County homeowner to use on every bidder, including us.
How Do I Find a Licensed Remodeler in Brevard County?
Start with the Florida DBPR license search, which lets you look up a contractor by name, license number, county or license type. Florida law (section 489.105) defines three main contractor classes: a general contractor is unlimited as to the type of work, a building contractor covers buildings up to three stories, and a residential contractor covers one- to three-family homes of up to two habitable stories. DBPR explains that a certified license allows work throughout the state, while a registered license is limited to the local jurisdiction where it was issued.
Specialty trades are separate. Under section 489.113(3), a general, building or residential contractor must subcontract electrical, mechanical, plumbing, roofing, sheet metal and swimming pool work to contractors licensed in those trades. On a kitchen or bath remodel, ask who will do the plumbing and electrical work and look up those licenses too.
| Check | Where to look | What it tells you |
|---|---|---|
| State contractor license | DBPR license search | Whether the license is active, the license type, and any discipline on file |
| Workers' compensation | Florida DWC Proof of Coverage search | Whether the company has a policy or an exemption on record |
| Permit history | Brevard County BASS permit portal or your city's building department | Whether past jobs were permitted and closed with final inspections |
| County registration | Brevard County Contractor Licensing | State-certified contractors register with the county for permitting; some trades need a county certificate of competency |
| Complaints | DBPR complaints and the Florida Attorney General | Where to report unlicensed activity or a dispute |
Sources: Florida DBPR, Florida Division of Workers' Compensation, Brevard County Planning and Development.
Who Issues Remodeling Permits in Brevard County?
It depends on the address. Brevard County Building Permits handles construction within unincorporated areas of the county, such as Viera, Suntree and Merritt Island. Homes inside a city follow that city's building department: the City of Melbourne Building Section and Palm Bay Building Division run their own permitting and inspections, and other cities and towns, including the beachside towns, should be confirmed with the municipality. Permit records for unincorporated Brevard are public in the county's BASS portal, where anyone can view permit information without an account.
Ask every bidder to pull the permit in the company's name. A contractor who asks you to pull an owner-builder permit is asking you to take on the legal responsibility for the work.
What Should a Florida Remodeling Contract Include?
- The Florida Homeowners' Construction Recovery Fund notice, required in residential contracts over $2,500 under section 489.1425.
- The construction lien law disclosure statement required by section 713.015 for direct contracts over $2,500 on homes of up to four units.
- A written scope with materials, model numbers or allowances, and who is responsible for the permit and inspections.
- A payment schedule tied to completed, inspected stages rather than dates.
- Deposit terms that follow section 489.126: a contractor who takes more than 10 percent up front must apply for permits within 30 days and start work within 90 days after the permit is issued.
How Does Florida Lien Law Affect My Remodel?
Florida's construction lien law lets unpaid subcontractors and suppliers place a lien on your home even if you paid your contractor. Contracts of $2,500 or less are exempt (section 713.02(5)). For larger jobs, the owner records a Notice of Commencement before work starts (section 713.13), and section 713.135 ties it to the permit when the direct contract is greater than $5,000. Subcontractors and suppliers who are not paid directly by you must send a Notice to Owner within 45 days of starting, and the contractor must give you a final contractor's affidavit at least 5 days before filing any lien action (section 713.06). Ask for written lien releases from everyone who sent you a notice before you make the final payment.
| Rule | Threshold | Statute |
|---|---|---|
| Lien law exemption | Direct contract of $2,500 or less | 713.02(5) |
| Mandatory lien disclosure in the contract | Over $2,500, homes of up to four units | 713.015 |
| Recovery Fund notice in the contract | Residential contracts over $2,500 | 489.1425 |
| Notice of Commencement with the permit | Direct contract greater than $5,000 | 713.135 |
| HVAC repair or replacement exception | Under $15,000 | 713.135 |
What Happens If I Hire an Unlicensed Contractor?
Unlicensed contracting is a first-degree misdemeanor in Florida, and a repeat offense, or any offense during a declared state of emergency, is a third-degree felony (section 489.127). A contract with an unlicensed contractor is unenforceable in law or in equity by that contractor (section 489.128), but you also lose the protection of a licensed contractor's permits, inspections and recovery fund eligibility. Brevard County notes that there is no such thing as a handyman license in the county, so a "licensed handyman" doing permitted work is a red flag.
Can I Use a Private Provider for Inspections in Brevard County?
Yes. Florida's private provider law, section 553.791, lets the property owner, or the owner's contractor with written authorization, hire a private provider for plans review, building code inspections or both. The private provider must be a licensed building code administrator, engineer or architect. The owner or contractor must notify the building official in writing on the state form at permit application, or by 2 p.m. two business days before the first scheduled inspection, and the local jurisdiction must reduce the permit fee by the cost savings. Ask any remodeler whether they plan to use one and who pays for it. Our Brevard County permit process guide walks through the county side.
Questions to Ask a Kitchen and Bath Remodeler in Brevard County
- What is your Florida license number and type, and is it certified or registered?
- Who pulls the permit, and in whose name?
- Who are your licensed plumbing and electrical subcontractors?
- Do you carry workers' compensation, or do you have an exemption on file?
- Can I see the permit history and final inspections on two recent local jobs?
- How are payments tied to inspections, and will you provide lien releases?
- Who supervises the job day to day, and how do you handle changes in writing?
Remodeling Beachside: Indialantic, Melbourne Beach and Satellite Beach
Barrier island homes add two checks. First, confirm which town permits the work, because the beachside towns are separate municipalities from Brevard County. Second, look up the flood zone on the FEMA Flood Map Service Center: in a Special Flood Hazard Area, a large remodel can trigger the substantial improvement rule, which affects scope and budget. Ask any bidder how they will document the project value for the building official.
If you are comparing a remodeling company in Indialantic or Satellite Beach, or a bath remodeling company in Satellite Beach, run the same license, insurance and permit checks, and ask each bidder which beachside town building department they have pulled permits with. Our local pages cover bathroom remodeling in Satellite Beach and kitchen remodeling in Indialantic.
Where ELSO Contracting Fits
ELSO Contracting is a Brevard County remodeling company focused on kitchen remodeling, bathroom remodeling, outdoor kitchens and screen enclosures. Use the same checklist on us: ask for our license number, look it up on DBPR, and compare our written bid against others for the same scope. You can start with our free estimate tool.
Frequently Asked Questions
How do I check if a Brevard County contractor is licensed?
Search the contractor's name or license number on the Florida DBPR license lookup at myfloridalicense.com. It shows whether the license is active, its type, and whether it is certified for statewide work or registered for a local area. State-certified contractors also register with Brevard County for permitting, and plumbing and electrical subcontractors need their own licenses, so look those up too.
Can I use a private provider on a Brevard County remodel?
Yes. Under section 553.791 of Florida Statutes, the owner, or the owner's contractor with written authorization, may hire a private provider for plans review, inspections or both. The provider must be a licensed building code administrator, engineer or architect. The building official must get written notice on the state form at permit application, or by 2 p.m. two business days before the first inspection, and the local jurisdiction must reduce the permit fee by the cost savings.
Who pulls the permit for a remodel in Brevard County?
The licensed contractor should pull the permit in the company's name. Brevard County issues permits for unincorporated areas such as Viera, Suntree and Merritt Island, while cities such as Melbourne and Palm Bay run their own building departments. If a contractor asks you to pull an owner-builder permit instead, you take on legal responsibility for the work.
What is a Notice of Commencement in Florida?
A Notice of Commencement is a document the property owner records before construction starts under section 713.13 of Florida Statutes. Section 713.135 ties it to the building permit when the direct contract is greater than $5,000, with an exception for heating and air-conditioning repair or replacement under $15,000. It starts the lien law clock and identifies who must receive notices.
Is there a handyman license in Brevard County?
No. Brevard County states that there is no such thing as a handyman license in the county. Some minor work is unregulated, but plumbing, electrical, mechanical, structural and other permitted work must be done by contractors licensed for that trade. If someone calls themselves a licensed handyman, ask for a state or county license number and look it up.
How do I compare kitchen and bath remodelers in Brevard County?
Give every bidder the same written scope, then compare the bids line by line: cabinets and countertops, plumbing and electrical work, permit responsibility, schedule, payment draws and warranty. Verify each license on DBPR, check workers' compensation on the state database, and ask for permit numbers from two recent local jobs so you can confirm they passed final inspection.
Related Guides
- Choosing a Kitchen Remodeler in Melbourne, FL
- Brevard County Remodeling Permit Process
- Kitchen Remodel Permits in Brevard
- Whole-Home Remodel Permit Strategy
- Kitchen Remodeling in Indialantic
- Bathroom Remodeling in Melbourne
Sources
- Florida DBPR License Search
- DBPR Construction Industry FAQs
- Fla. Stat. 489.105 (contractor definitions)
- Fla. Stat. 489.113 (subcontracting trade work)
- Fla. Stat. 489.126 (deposits)
- Fla. Stat. 489.127 (unlicensed contracting)
- Fla. Stat. 489.128 (unenforceable contracts)
- Fla. Stat. 489.1425 (Recovery Fund notice)
- Fla. Stat. 713.02
- Fla. Stat. 713.015
- Fla. Stat. 713.06
- Fla. Stat. 713.13
- Fla. Stat. 713.135
- Florida DWC Proof of Coverage
- Brevard County Building Permits
- Brevard County BASS Permit Portal
- Brevard County Licensed Trades
- Brevard County Unregulated Trades (Handyman)
- City of Melbourne Building Section
- City of Palm Bay Building Division
- FEMA Flood Map Service Center
Ready to Compare a Written Bid From ELSO?
Get Your Free Estimate →