Anyone know and good rehab contractors in Orlando?

Question

I'm just outside of Orlando. I would be willing to travel to outside counties for flips. Is it always wise to use a licensed contractor? I know handymen that can do the work probably cheaper, even on advanced stuff like electrical panel changes.

And who should I use for insurance? REIGuard?

Patrick Philip · Answer

What exactly would happen if someone got hurt? Am I liable for this? Why? Does my insurance policy cover me potentially?

http://www.myfloridalicense.com/dbpr/pro/division/...

According to this, I need a licensed contractor even to install a toilet and bathroom sink. What's the worst that could happen? My handyman is fully capable of installing these things.

Plus, I am funding through a HELOC, so I don't have a lender breathing down my neck. Who exactly will be watching unless someone rats me out from the inside? Safety is one thing, as in the case of an electrical fire, but I see no reason not to try to bend the rules to install toilets and dishwashers.

I manage an RV park for a living. I regularly hire unlicensed handymen to do plumbing work, including water heaters and toilets. I even hire them to replace electrical panels and have never had a problem.

What if I told the insurance company that I did the electrical panel myself?

One time, a billionaire real estate investor/mining magnate told me that he has no problem with white lies. He even told me that he has purposefully spilled chemicals on trees so that he could get the county to approve having them removed.

Javier Marchena · Answer

@Patrick Philip

As @Justin Stamper mentioned money is one issue. It can be hard to collect insurance money if the work was not properly installed by a contractor.

Another issue would be if someone is hurt. That will be worse than loosing money.

Patrick Philip · Answer

Why do I NEED a contractor to change out an electrical panel? What could happen if I didn't use one?

Justin Stamper · Answer

Because the city of Orlando said so. If you got caught you would get your job site shut down until you came into compliance....also if your house burnt down and they found out its because you used an unlicensed person to install the panel instead of a licensed electrician and it started an electrical fire; you would have a hell of a time collecting any insurance $$. IDK why you wouldnt use a real electrician to install a panel, its typically only $700-900

Justin Stamper · Answer

you will need a licensed contractor for all work that requires a permit(load bearing walls,elec,plumbing,etc)

Javier Marchena · Answer

Yes @Patrick Philip, you can have your handyman build you a new house if you want and nothing is going to happen if you do not get caught and your workers do a good job.

Lots of handy man do a great job. Some have more knowledge and experience than a few contractors. License contractors with liability insurance cover you, in case you have an issue, you could have their insurance pay for the damage without using your policy.

But the issue is not just to have the work done by a licensed contractor. The city officials and the Building Code was created to ensure safety. They want you to get an inspection on the work and verify that was done according to the current Building Code.

You can manage your handy man and call for inspections on your personal property without the help of a contractor. But inspector will want to see what it was done.

Take a look at your insurance policy and talk to your broker to see what it is covered and if they will cover for work done by you or your handyman in case a tenant/someone try to sue.

Again you can do anything you want. I am not going to tell you what you should or should not do with or without a permit. That is your decision at your own risk.

Your billionaire real estate investor/mining magnate friend, not even worth mentioned.

Patrick Philip · Answer

I think it's important to differentiate what requires a LICENSE and what requires a PERMIT. Just yesterday, a plumber wanted $260 to fix a leaking tub faucet. I got a handyman to do it for $60.

I have even hired unlicensed people to install septic drain fields for a fraction of the cost a contractor would want. The penalty for getting caught is to pay the permit fee and have it inspected.

Valentina Naumenko · Answer

we have some good contractors that we worked with. Pm me for details. We  use REI guard :)