General Contractor

What a GC Does

• Prices the work and signs the construction contract with the owner
• Hires and manages subcontractors and suppliers
• Pulls permits and coordinates inspections
• Manages the schedule, safety and quality on site
• Submits payment applications and manages lien waivers

How GCs Are Paid

Common contract types include a fixed price contract (lump sum), cost-plus with a fee, and a GMP, which caps the owner's cost. Each shifts risk differently between the owner and the contractor. On financed projects, payment follows the lender's draw process for the construction loan.

Licensing and Liens in Florida

Florida's Construction Industry Licensing Board licenses general, building and residential contractors under Chapter 489. Verify the license and insurance before signing. Unpaid subcontractors and suppliers can file construction liens against the property, so owners should require lien waivers with every payment.

A Hypothetical Daytona Beach Example

An owner is renovating a hotel in Daytona Beach. In this example, the owner hires a licensed GC under a GMP contract, with the lender requiring conditional lien waivers from the GC and major subcontractors on every draw. When a drywall subcontractor goes unpaid by the GC late in the job, the waiver records make clear what was paid and the owner resolves the claim before the final draw. Hypothetical scenario.

From the Desk

A good GC is worth what they cost. Check the license, check the insurance and collect the lien waivers every single time. Those three habits prevent most of the surprises I see.

Budget the Build

Check costs and financing together.

What is a general contractor?

The party contracted with the owner to build a project, manage the site and coordinate subcontractors.

Do general contractors need a license in Florida?

Yes. Most commercial contracting requires a state license under Chapter 489, Florida Statutes.

How are general contractors paid?

Under fixed price, cost-plus or guaranteed maximum price contracts, often through lender-controlled draws.

What is a lien waiver?

A document in which a contractor or supplier gives up lien rights for amounts paid.

What's the difference between a GC and a construction manager?

A construction manager often advises the owner and may not hold the trade contracts; a GC typically contracts and manages the trades directly.

Article Summary

A general contractor builds the project and manages the trades. In Florida, verify the license and insurance, choose the contract type carefully and collect lien waivers on every payment.

Key Takeaways

• ✓The GC is the owner's single point of responsibility.
• ✓Florida requires contractor licensing.
• ✓Contract type decides who carries cost risk.
• ✓Unpaid subs can file liens.
• ✓Collect lien waivers with every draw.

About Michael R. Linton

Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor. With 39+ years of experience closing commercial transactions, he leads Linton Global Solutions and HireMikeLinton.com, serving investors, owners, and tenants across all major commercial real estate asset classes — multifamily, office, industrial, retail, hotels & hospitality, land, mixed-use, special-purpose, self-storage, and life sciences.

Michael holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722). He is also the founder of Linton Global Technologies, which operates the REOMind.ai AI-powered REO disposition platform serving a network of banks.

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Works Cited

1. Florida Legislature. "Chapter 489, Florida Statutes: Contracting." Online Sunshine, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0489/0489.html. Accessed Oct 1, 2026.
2. Florida Department of Business and Professional Regulation. "Construction Industry Licensing Board." MyFloridaLicense.com, https://www2.myfloridalicense.com/construction-industry/. Accessed Oct 1, 2026.
3. Florida Department of Business and Professional Regulation. "License Verification: Michael R. Linton, Florida Broker BK703722." MyFloridaLicense.com, https://www.myfloridalicense.com/wl11.asp. Accessed Oct 1, 2026.

Disclosure & Compliance

Disclosure: This article discusses proprietary technology developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions (FL Broker License #BK703722). This content is for informational purposes only and does not constitute investment, legal, or financial advice.

Compliance Statement: All CREDDS and REOMind.ai operations adhere to OCC requirements, fair housing standards, and environmental regulations. Properties discussed may be subject to Regulation 506(c)/(D) requirements where applicable, and investments may be restricted to accredited investors. Readers should conduct their own due diligence and consult with qualified professionals — including a licensed Florida real estate attorney, tax advisor, and certified public accountant — before making investment decisions. Past performance does not guarantee future results.