Florida Contractor Insurance Requirements
Florida has some of the most detailed contractor insurance requirements in the nation, enforced by the Florida Department of Business and Professional Regulation (DBPR) and the Construction Industry Licensing Board. Workers' compensation requirements vary by industry: construction employers with one or more employees must carry WC, while non-construction employers are exempt until they reach four employees. Florida Statute § 440 governs WC, and the state has strict penalties for non-compliance including stop-work orders. Property managers must also be aware of the 5-year statute of limitations on completed operations claims.
Florida COI Requirements at a Glance
The following table summarizes the minimum insurance requirements for contractors operating in Florida. Commercial property managers often require limits above state minimums.
| Coverage Type | Minimum / Status |
|---|---|
| General Liability (per occurrence) | $1,000,000 |
| General Liability (aggregate) | $2,000,000 |
| Workers' Compensation | Mandatory 1+ employees (construction); 4+ employees (other industries) |
| Umbrella / Excess Liability | Commonly Required on Large Projects Common minimum: $1,000,000 |
| Additional Insured Endorsement | Commonly Required |
| Waiver of Subrogation | Commonly Required |
Coverage Notes
GL: Florida DBPR requires $1M per occurrence / $2M aggregate for most commercial contractor licenses. Property managers typically require $1M/$2M with completed operations.
WC: Florida Statute § 440.10 requires WC for construction employers with 1+ employees. Non-construction employers are exempt until 4+ employees. Corporate officers in construction can be excluded but must file an exemption certificate (maximum 3 exempt officers per company).
Umbrella: Required on commercial and state agency contracts. South Florida hurricane risk drives higher umbrella limits on roofing and exterior projects.
Additional Insured: Required on virtually all Florida commercial property management contracts. Primary/non-contributory language is standard.
Waiver of Subrogation: Required on most Florida commercial contracts. Must appear on both GL and WC policies.
Florida-Specific Laws & Regulations
These laws directly affect how contractor insurance requirements are structured in Florida. Property managers should be familiar with these statutes when reviewing vendor COIs.
Florida Statute § 440 (Workers' Compensation Law)
Requires WC for construction employers with 1+ employees. Non-compliance can result in stop-work orders and penalties equal to 2x unpaid premiums. The Department of Financial Services conducts random compliance audits.
Florida DBPR Contractor Licensing (FS § 489)
All contractors must be licensed by the DBPR, which requires proof of $1M/$2M GL insurance and WC as a condition of licensure.
Florida COI Frequently Asked Questions
Common questions from property managers and contractors about insurance requirements in Florida.
Do contractors in Florida need workers' compensation?
Yes for construction. Florida Statute § 440 requires workers' compensation for construction employers with one or more employees. Corporate officers can file exemption certificates, but only up to 3 per company. Non-construction employers are exempt until they reach 4 employees.
What are the minimum insurance requirements for contractors in Florida?
Florida DBPR requires $1M per occurrence / $2M aggregate general liability for most contractor license categories. Workers' compensation is mandatory for construction employers. Property managers typically require $1M/$2M GL with additional insured and completed operations coverage.
What is a Florida workers' comp officer exemption?
Florida allows corporate officers in construction companies to exempt themselves from workers' compensation coverage by filing a certificate with the Department of Financial Services. A company can have up to 3 active exempt officers. The exemption means the officer is not covered if injured, and property managers should understand this limitation when reviewing vendor COIs.
Does Florida have unique contractor insurance requirements versus other states?
Yes. Florida's construction WC threshold (1+ employees vs. 4+ for non-construction) is unusual. The state also has a 10-year statute of repose for construction defects, which affects completed operations coverage requirements. South Florida's hurricane risk also drives higher insurance limits for roofing and exterior contractors.
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