Blog
Practical guides for property managers and the trade vendors who work for them across Central Florida and Gainesville. Each one links the statute, agency or form it relies on, so you can check it yourself.
For vendors
A cleaning company based inside Orlando city limits needs a city and an Orange County business tax receipt. The order, the paperwork, the deadlines.
· 6 min read
For property managers
Which Orange County rental repairs need a permit (water heater, A/C changeout, re-roof, electrical panel), what needs none, who pulls it and how to look one up.
· 6 min read
For vendors
Certified and registered roofing contractors, why a handyman cannot take roof work, and what Brevard County asks for a residential re-roof permit.
· 6 min read
For property managers
What Florida law asks of landlords for smoke alarms in rentals: section 83.51, the Florida Fire Prevention Code, 10-year batteries and tenant duties.
· 6 min read
For property managers
Florida's cross-connection rule, Seminole County's annual backflow test, who may perform it, and the records a property manager should keep on file.
· 6 min read
For vendors
Florida's pool/spa contractor and servicing licenses, the cleaning a technician may do without one, and what managers of community pools will ask to see.
· 6 min read
For vendors
Who qualifies for a Florida construction workers' comp exemption, the 10 percent ownership rule, how to apply and renew, and why managers ask for one.
· 6 min read
For vendors
How Florida's construction lien law applies to repairs on rental property: who can claim a lien, the notice to owner, the 90-day deadline and manager orders.
· 6 min read
For vendors
What Florida's Class A, B and C air-conditioning licenses cover, when a technician can work under one, and the EPA 608 card, with Osceola County's rules.
· 7 min read
For vendors
Florida has no state painting license and bars local ones, but drywall, roof coatings and pre-1978 lead paint change that. What it means in Lake County.
· 6 min read
For vendors
What the state's plumbing contractor application page shows about certified licenses, qualifying a business and grandfathering registered contractors.
· 10 min read
For vendors
What property managers check before they hire a trade vendor in Florida, from the W-9 to Sunbiz status, and the habits that turn one job into steady work.
· 8 min read
For vendors
What a certificate of insurance is, what property managers ask contractors for, Florida's insurance minimums and workers' comp rules, and how to get one fast.
· 9 min read
For vendors
Florida's $2,500 minor-work exemption, the electrical work it never covers, the limits on local handyman licenses, and what unlicensed contracting costs.
· 9 min read
For vendors
A Florida LLC files a $138.75 Sunbiz annual report from January 1 to May 1. After that comes a $400 late fee, then dissolution in September.
· 9 min read
For property managers
A before, during and after hurricane checklist for Central Florida rentals: season dates, watch and warning deadlines, generator safety and damage photos.
· 9 min read
For property managers
What property managers should do in the first 24 to 48 hours after storm water gets into a Florida rental: EPA drying guidance and state mold licensing.
· 9 min read
For property managers
A step-by-step routine for vetting a Florida maintenance vendor: the DBPR license search, Sunbiz status, the certificate of insurance and workers' comp records.
· 8 min read
For property managers
Florida Statutes section 83.51, read plainly: the code duty, the structural fallback, the apartment list, what a lease can change, tenant notices and entry.
· 9 min read
For property managers
A room-by-room apartment make-ready checklist in trade order, with Florida's security deposit deadlines and the EPA lead rule for pre-1978 units.
· 9 min read
For property managers
A four-tier triage for the 2 a.m. maintenance call: life safety, active damage, lost essential services under Florida law, and what can wait for morning.
· 8 min read
Orange, Seminole and Osceola take every trade, and Lake and Polk take scheduled work. Send one request there and judge us on what comes back.
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