Choose a painter the way you would choose anyone who works in your home: check who they are, get the scope in writing and do not pay ahead of the work. Florida's rules on painter licensing are different from what many people expect, so we explain them here.
This page is general information for Florida property owners. It is not legal advice. For a legal question, ask the agency named or a Florida attorney.
How do I find a good painter in Miami?
To find a good painter, ask neighbors and your building manager who they used, look at recent local work and read reviews with care. Then meet two or three painters at the property.
A good painter looks closely at the surfaces, asks about colors and sheen, explains the prep and puts it all in writing. In Miami, ask how they deal with chalky stucco, mildew and rain delays. The answers show experience fast.
How many quotes should I get?
Get two or three written quotes for the same scope. Fewer gives you nothing to compare. More than three or four mostly adds confusion.
Give each painter the same list of rooms, surfaces and colors so the numbers can be compared.
What should a painting estimate include?
A painting estimate should include everything needed to finish the job, in writing.
- The rooms and surfaces: walls, ceilings, trim, doors, exterior walls, fascia.
- The prep: washing, scraping, patching, caulking, priming.
- The paint by product name and sheen, and the number of coats.
- Who supplies the paint.
- Protection of floors, furniture, plants and cars, and the clean-up.
- The price, the payment schedule and the expected start and length.
What should be in a painting contract?
A painting contract should have the company's name and contact details, the full scope from the estimate, the price, the payment schedule, the dates and how changes are handled. Both sides sign it.
It should also say what happens with hidden damage, such as rotted fascia or loose stucco found after work starts, and what the warranty covers.
How much deposit should I give a painter?
Give as small a deposit as the contract allows, and tie later payments to progress. We could not confirm any Florida law that sets a maximum deposit for a painting job, so the contract decides it.
A modest deposit to hold dates and buy paint is normal. The last payment should be due after the final walk-through.
A painter wants half up front in cash. Is that a red flag?
Yes, treat it as a warning. Half the price in cash before any work leaves you with little hold over the job and no record of payment.
Pay by check or card to the business name on the contract, and get a receipt each time.
Should I hire a painter who wants all the money up front?
No. Do not pay all of the money up front. Once the painter has been paid in full, you depend entirely on goodwill for the work to be finished and the faults fixed.
Does a painter need a license in Florida?
No state license exists for painters in Florida, and cities and counties may not require one. Section 489.117(4) of the Florida Statutes lists painting among the job scopes for which a local government may not require a license. Pressure washing, stuccoing and caulking are on the same list.
Miami-Dade County used to issue a local painting license. In its notice on the state preemption law, House Bill 735, the county listed its Painting and Painting and Waterproofing categories among the local specialty licenses it would stop issuing and renewing. The City of Miami's Building Department lists the same.
So a license is not the test of a painter here. Insurance, a registered business, a written contract and references are. The Painting Company Of Miami is licensed and insured.
How do I check a painter's license and insurance in Florida?
To verify insurance, ask the painter for a certificate of insurance and have it sent to you by the insurance agent, not handed over as a copy. It should show general liability cover and current dates. Ask about workers' compensation for the crew as well.
To check a business, look it up on the Florida Division of Corporations website, Sunbiz, and ask for its local business tax receipt. If a contractor claims a state license, for example a general contractor doing larger repairs, you can verify that license on the website of the Florida Department of Business and Professional Regulation, DBPR.
What are the red flags when hiring a painter?
The red flags are pressure, cash and vagueness.
- No written estimate, or one line with a total and no scope.
- A large cash deposit, or full payment before work.
- No proof of insurance.
- A price far below every other quote.
- No business name, address or references.
- Pressure to sign today.
A painter says they can start tomorrow. Is that a red flag?
Not always, but ask why. A painter who can start tomorrow may have had a job cancel, or may have no work for a reason. Good painters in Miami are often booked ahead, most of all in the dry season.
An open calendar matters less than the checks above. If the insurance, the written scope and the references are in order, a quick start is good luck.
What should I ask a painter before hiring?
Ask a painter these questions before hiring.
- Who will be on the job each day, and are they employees or subcontractors?
- Can I have your insurance certificate from your agent?
- What prep is included, and what would be extra?
- Which products, how many coats?
- How do you handle rain days and hidden damage?
- What does your warranty cover, and is it in writing?
- Can I call two recent customers?
Do painters give a warranty, and what should it cover?
Many painters give a written warranty on their workmanship, and you should ask for one. It should cover peeling, blistering and flaking caused by poor prep or application, and say for how long.
A workmanship warranty does not normally cover fading, leaks, structural cracks or damage by others. The paint itself has the maker's own warranty. Ask us what our warranty covers on your job, and get it in writing.
What if a painter damages my floors or furniture?
If a painter damages your property, tell the company at once, in writing, with photos. A reputable company repairs or pays for the damage, and its liability insurance exists for larger claims. That is why you ask for the certificate before the job.
If the company will not deal with it, Florida consumers can file a complaint with the Florida Department of Agriculture and Consumer Services, which is the state's consumer complaint agency. Miami-Dade County also has a consumer protection office. Small claims court is the last step.
We serve Miami, Miami Beach, Coral Gables, Hialeah, Doral, Kendall, North Miami, Miami Gardens, Pinecrest, Cutler Bay, Miami Lakes, Homestead and Aventura. The number is (786) 745-7109.