Cost & Planning Guide
General contractor costs in Florida — what owners ask online
Short answer: the cost threads all circle the same frustration — nobody will give a straight number. That is because the honest number comes from scope, site and selections, not from a per-square-foot guess made over the phone. Here is how to build a budget you can actually hold.
The five drivers (Florida edition)
- Scope changes. Signed change orders with prices protect both sides; open-ended "while you're at it" work is where budgets die.
- Structural findings. Florida slabs, high water tables and storm-era construction surface surprises once walls open — a contingency line is planning, not padding.
- Selections. Finishes swing budgets more than labor does. Allowances listed in dollars make bids real.
- Permitting cycles. City review and inspection gates the schedule; schedule risk is cost risk.
- Insurance-driven work. Storm-repair scope must match what the adjuster's scope paid for — supplements change the math.
Building the budget
Three bids, identical written scopes with dollar allowances, a contingency you actually hold, and a contractor who explains change orders before you sign. That combination survives contact with a real renovation.
FAQ
Why won't GCs give a number over the phone?
Because the honest number depends on scope and site. A phone number is a sales tactic, not an estimate.
How much contingency should I hold?
Enough to absorb one structural surprise and one selection upgrade — your GC should help you size it from the scope, not from a percentage rule alone.