How to Hire a Plumber in Miami-Dade: A Homeowner's Guide

Most plumbing calls start with a surprise: no hot water, a backed-up drain, or water where it should not be. In those moments it is easy to call the first number you find. A few minutes of checking can save you from paying too much, from work that fails inspection, or from a small leak turning into a large insurance claim.

This guide explains, in plain language, how to check a plumber, what to ask, and what to know about the most common plumbing jobs in Miami-Dade homes. When you are ready, you can browse licensed plumbing contractors in this directory.

Quick note: This guide is general information, not legal or technical advice. Laws, codes, and utility rules change, so confirm anything important with the official sources linked below, your building department, or a qualified professional.

Understand the plumbing contractor license

Plumbing contractors in Florida are licensed by the state through the Department of Business and Professional Regulation (DBPR). Under Florida law, a plumbing contractor's work covers installing, repairing, and changing plumbing, including drainage, water supply, venting, septic tanks, and natural gas and liquefied petroleum (LP, or propane) gas lines.

• Certified plumbing contractor. A certified license is valid anywhere in Florida. In this directory, certified plumbing contractor license numbers start with CFC.
• Registered plumbing contractor. A registered contractor may work only in the local areas where they have also met local requirements. If you hire one, confirm that the registration covers your city.

The person who shows up may be a plumber working under the company's license. That is normal. What matters is that the company you hire and pay holds the contractor license and is responsible for the work.

How to check a plumber's license yourself

1. Ask for the license number. Florida law requires a contractor's license number to appear on bids, proposals, contracts, and advertising.
2. Search by that number in the official DBPR license search. The number is more reliable than the business name.
3. Confirm the status is current and active, that it is a plumbing license, and that the name matches the business you are talking to.
4. Review the expiration date and any complaints or disciplinary actions.

A business tax receipt or corporate registration is not a contractor's license. Every listing in this directory shows the license number and the date we last checked it against DBPR records. Our page on how we verify licenses explains what our License Verified badge means.

Check insurance

Florida requires licensed contractors to carry general liability and property damage insurance and to have workers' compensation coverage as required by state law.

• General liability insurance matters a great deal in plumbing, because a failed connection can cause serious water damage to your home or a neighbor's unit.
• Workers' compensation covers injured workers. In Florida's construction industry, a business with even one employee must carry it. Up to three corporate officers may exempt themselves, but that exemption does not cover the rest of the crew.

Ask for a certificate of insurance sent directly from the contractor's insurance agent. You can look up workers' compensation coverage and exemptions through the Florida Division of Workers' Compensation.

When plumbing work needs a permit

Many plumbing jobs need a permit in Miami-Dade. Common examples include:

• Replacing or adding a water heater, in most cases (see the exemptions below).
• Repiping a home, or replacing water or sewer lines.
• Moving or adding fixtures during a kitchen or bathroom remodel.
• Gas piping, and installing gas appliances such as a gas water heater.
• Sewer connections, and work on septic systems.

Simple repairs, such as fixing a leaking faucet or clearing a clog, usually do not need one. Miami-Dade County's permit exemption list for unincorporated areas also lets licensed plumbing contractors do certain repairs and replacements without a permit, such as replacing faucets, toilets, and sinks, replacing an electric water heater of up to 50 gallons, and small repairs worth no more than $500 in materials and labor. Cities keep their own lists, and a newer Florida law that exempts some small projects under $7,500 from permits does not apply to plumbing or gas work. When in doubt, ask the contractor and confirm with your building department.

Where to apply. In unincorporated Miami-Dade, the county building department issues permits. Inside a city such as Miami, Hialeah, Coral Gables, or North Miami, the city's building department handles it.

Who pulls it. The licensed plumbing contractor should obtain the permit in their own name. Under Florida law, a contractor may not apply for a permit without a contract to do the work. Be wary of a contractor who suggests skipping the permit or asks you to pull it.

Inspections. For remodels and repiping, an inspector usually checks the pipes before walls are closed (a rough-in inspection) and again at the end. Keep copies, and do not make the final payment until the final inspection passes.

The Notice of Commencement

A Notice of Commencement is a short form you sign as the owner. It is recorded in the public records with the Miami-Dade Clerk of the Court and posted at the job site, and it tells subcontractors and suppliers who the owner and the contractor are and where the work is happening. Here is how the Florida rules fit together:

• Jobs of $2,500 or less. Florida's construction lien law exempts an improvement with a direct contract price of $2,500 or less from most of its rules, including the Notice of Commencement. The exemption is not complete. A contractor, laborer, or supplier who contracts directly with you can still record a claim of lien for money owed to them under that contract. So even on a small job, pay according to the contract and keep your receipts.
• Jobs over $2,500. For these jobs, the full lien law applies, and the law calls for the owner to record and post a Notice of Commencement before work begins. Subcontractors and suppliers who were hired by your contractor, not by you, can also claim liens if they follow the law's notice rules.
• The permit rule starts at $5,000. For a permitted job where the contract is more than $5,000, such as repiping a home or a major sewer line replacement, the building department requires a copy of the recorded notice before the first inspection, and it will not approve later inspections until the notice is on file.
• One exception to the permit rule covers a contract to repair or replace an existing heating or air conditioning system for less than $15,000. It does not apply to plumbing work.
• Timing matters. A notice becomes void if work does not begin within 90 days of recording, so time it with your actual start date. Unless the form states a different date, it expires 1 year after recording. If you are paying with a loan, talk to your lender or an attorney before you record it.

Recording a Notice of Commencement does not stop anyone from filing a lien, and it does not show that subcontractors and suppliers have been paid. Under Florida's construction lien law, a subcontractor or supplier who follows the law's notice rules can claim a lien on your property if your contractor does not pay them, even if you already paid your contractor. What the notice does is put the job on the public record and set the timing rules that let you protect yourself by paying the right way, as explained in the section on final payment and lien protection below. Ask your contractor whether your project needs one.

Estimates, contracts, and payments

For anything beyond a simple repair, get written estimates from at least two contractors. A good estimate spells out:

• The exact work, materials, and brands (for example, the water heater model or the type of pipe).
• Whether drywall, tile, concrete, or landscaping will be opened, and whether patching and restoration are included.
• Permit and inspection costs, and disposal of old equipment.
• Warranty terms for labor and parts.
• The timeline and payment schedule.

Florida law adds some protections for homeowners:

• Recovery Fund notice. For residential contracts over $2,500, the contract must include a notice about the Florida Homeowners' Construction Recovery Fund, which may repay part of a loss caused by certain violations by a licensed contractor. For contracts signed on or after July 1, 2024, it can pay up to $30,000 per claim for work by trade contractors such as plumbers, once you have a court judgment, arbitration award, or state restitution order and meet the other conditions.
• Deposits. If you pay more than 10 percent of the contract price up front, the contractor must apply for permits within 30 days and start work within 90 days after the permits are issued, unless there is a good reason or you agreed in writing to a longer period.

Pay the company rather than an individual, avoid cash, tie payments to work completed, and hold the final payment until the final inspection passes and you have the paperwork described below.

Example: A sewer line repair is quoted at two very different prices. The lower quote covers a spot repair of one damaged section. The higher one replaces the full line to the street and includes restoring the driveway. Ask each plumber to explain why they recommend their approach, and because both quotes are based on a camera inspection of the line, ask each one to show you the footage. Both can be reasonable, but you should know what you are buying.

Final payment and lien protection

Florida's construction lien law lets subcontractors, suppliers, and in some cases workers who improve your home claim a lien on it if they are not paid, even if you have already paid your contractor. On a plumbing job, the supplier could be the supply house that sold your contractor the pipe or the water heater. A lien can make it hard to sell or refinance until it is resolved, and in the worst case you could end up paying twice. A few habits protect you:

• Keep every Notice to Owner. A subcontractor or supplier who does not work directly for you generally must send you a Notice to Owner, no later than 45 days after they start furnishing labor or materials for your job, to keep their lien rights. Each one tells you who else expects to be paid from your project.
• Ask for lien releases as you pay. With each progress payment, ask for a partial release of lien, covering work through that date, from your contractor and from each subcontractor or supplier who sent you a Notice to Owner. Florida law provides standard forms for partial and final releases. A release can be conditioned on a check clearing, so confirm that the payment actually cleared.
• Get the contractor's final payment affidavit before the last payment. Florida law requires your contractor to give you a signed final payment affidavit stating that everyone who sent you a Notice to Owner has been paid in full, or listing each one who has not been paid and the amount still owed. The law says the final payment should be held until you receive it, and a contractor cannot sue to enforce its own lien without first providing it. If the affidavit is accurate and lists everyone who sent you a notice, you may rely on it when you make the final payment. If it lists unpaid bills, talk to your contractor, and consider legal advice, before you pay the balance.
• Collect final releases. With the final payment, ask for a final release of lien from your contractor and from each subcontractor or supplier who sent you a Notice to Owner.

Passing the final inspection is not proof of payment. The plumbing inspection checks that the work meets code. It does not check whether your contractor paid the supply house, the crew, or any subcontractor, such as a company hired to restore concrete. Hold the final payment until you have both the passed inspection and the paperwork above.

Subcontractors and suppliers generally have up to 90 days after they last furnished labor or materials to record a claim of lien, so keep your affidavit and releases with your project records.

Common plumbing jobs in Miami-Dade homes

Water heaters

When a water heater fails, you will usually choose between replacing it with the same type or switching to a different one, such as a tankless or a heat pump water heater. Ask about:

• The right size for your household.
• Whether a switch to tankless needs a larger gas line or electrical circuit.
• Whether a permit is required, and the safety parts that should be included, such as the temperature and pressure relief valve and its discharge line, and any expansion tank required.
• Where the heater sits, and how a future leak would be handled (for example, a drain pan).
• The warranty on the tank or unit and on the labor.

Drain cleaning

A single slow drain is usually a local clog. Several slow drains at once, gurgling sounds, or sewage odors can point to a problem in the main line. Ask whether the plumber recommends snaking (cabling) or hydro jetting and why. A simple, one-time clog usually does not need more than that. For repeated backups, a main line problem, or before any major sewer work, ask whether a camera inspection is included or recommended to see what caused the clog, and if one is done, ask to see the footage. Repeated backups in the same line usually mean there is an underlying problem worth diagnosing.

Sewer lines and older drain pipes

Many older Miami-Dade homes have cast iron drain pipes, which can corrode and crack over time, sometimes under the slab. Tree roots can also break into sewer lines. Repair options range from spot repairs to full replacement or pipe lining. Before you agree to major sewer work, ask for a camera inspection if one has not been done, and ask to see the footage, a written explanation of the damage, and what each option includes, including restoration of floors, walls, or concrete.

If your home is on a septic system rather than public sewer, septic work has its own rules and permits. Septic systems are regulated by the Florida Department of Environmental Protection, which issues the permits for installing, repairing, and modifying them. The work can be done by a registered septic tank contractor or by a Florida-licensed plumbing contractor, because Florida's plumbing license includes septic tanks, as long as the required permits are obtained and the work meets the state's rules. Ask whoever you are considering whether they do septic work, which license they hold, and whether they handle the septic permit.

Leaks and slab leaks

Signs of a hidden leak include a water bill that jumps without explanation, the sound of running water when nothing is on, warm spots on the floor, or damp drywall. Many South Florida homes are built on concrete slabs, so leaks in pipes under the floor are common. Ask how the plumber will locate the leak (for example, with electronic leak detection), and compare the options for fixing it, such as a spot repair through the slab or rerouting the pipe.

Repiping

Homes with aging pipes may need repiping, especially if leaks keep recurring. Ask what pipe material will be used, how many walls and ceilings will be opened, whether patching is included, how long the water will be off, and what permits and inspections apply.

Gas piping

Florida's plumbing contractor license includes installing natural gas and liquefied petroleum (LP, or propane) gas lines, so many plumbers install gas lines for water heaters, ranges, dryers, and generators. Propane businesses are also licensed separately by the Florida Department of Agriculture and Consumer Services (FDACS) under Florida's LP gas law, which covers companies that sell propane and companies that install or service propane tanks, piping, and appliances. If your project involves propane, especially a new tank, ask who will handle each part of the job and which license covers it, and check with your building department about the permit. New gas piping generally needs a permit and an inspection. If you ever smell gas, leave the home right away and call your gas provider or 911 from outside.

Backflow prevention and testing

A backflow preventer keeps water from flowing backward into the public water supply, which protects drinking water from contamination. Some properties, especially those with irrigation systems, fire sprinkler lines, or certain equipment, must have one, and the water utility may require it to be tested regularly, often every year. If you receive a testing notice, hire a plumber who holds the required backflow testing certification.

Remodels

If you are moving a sink, toilet, or shower, the plumbing changes need a permit and inspections. Ask how the plumber will coordinate with your other contractors, and make sure the rough-in inspection happens before walls and floors are closed.

Water damage and insurance

When water is where it should not be, act quickly:

1. Stop the water. Know where your home's main water shutoff valve is before you need it. In a condo, also know your unit's shutoff.
2. Document everything with photos and video before cleanup if it is safe to wait.
3. Prevent more damage. Dry the area, and call a water mitigation company if needed. Keep receipts.
4. Report the claim promptly. Under Florida law, a new or reopened property insurance claim must be reported within 1 year after the date of loss, but you should call your insurer much sooner. Policies have their own requirements. A supplemental claim, for additional damage from the same event after the insurer has already adjusted your claim, or for added costs found while repairs on an open claim are underway, has a separate deadline of 18 months after the date of loss. For storm damage, the date of loss is the date a hurricane made landfall, or for other weather events, the date verified by the National Oceanic and Atmospheric Administration (NOAA).

For residential property insurance policies issued on or after January 1, 2023, Florida law does not allow you to sign over your post-loss insurance benefits to a contractor. Be cautious of anyone who asks you to sign a document giving them control of your claim or your insurance payment.

Emergency service: what to ask

"Emergency service" can mean true 24/7 response, extended hours, or simply the next available appointment. When you call, ask when a plumber can actually arrive, whether there is an after-hours or emergency fee, and what the service-call or diagnostic fee is. Approving a repair that stops the leak today does not commit you to a large project; it is reasonable to get a second opinion on major work.

Warning signs to watch for

Be cautious if a contractor:

• Cannot give a Florida plumbing license number, or the number does not match the business name in the DBPR record.
• Gives a large quote for a drain or sewer problem without explaining the cause, or will not show you the footage when a camera inspection was done.
• Pressures you to approve major work on the spot.
• Asks for cash, or for a large deposit before any permit is applied for.
• Suggests skipping the permit, or asks you to pull it.
• Will not show proof of insurance or put the scope in writing.

In Florida, a contractor without a license cannot enforce the contract against you, and contracting without a license during a declared state of emergency is a felony.

Where to report a problem

• Unlicensed contracting: DBPR's Unlicensed Activity hotline, 1-866-532-1440, or online through DBPR.
• Contractor or permit problems in Miami-Dade: Miami-Dade County Contractor Licensing, 786-315-2880, or your city's building department.
• Price gouging after a declared emergency: the Florida Attorney General's hotline, 1-866-9-NO-SCAM (1-866-966-7226).

Condos, townhomes, and HOAs

In a condo, a leak can affect several units, so plumbing work often involves the association. Your documents usually explain which pipes belong to the unit and which belong to the building, and who is responsible for damage. Check them before hiring anyone. Ask contractors whether they have worked in your type of building, how they will shut off and restore water, and whether they can provide an insurance certificate naming the association.

Keep your records

After the job, keep the contract, permit and inspection records, the contractor's final payment affidavit and any lien releases, invoice, model numbers of new equipment such as a water heater, warranty documents, and any camera inspection results. They help with warranty claims, insurance questions, future repairs, and selling your home.

How this directory can help

Every plumbing contractor listed here is matched to a Florida DBPR license record, and each listing shows the license number and the date the information was last verified. Listings are not paid placements, recommendations, or guarantees of work quality, and we do not verify insurance, so always ask for it yourself.

• Browse licensed plumbing contractors
• Find plumbers by area, such as Central Miami-Dade
• Learn how we verify licenses

Your quick checklist

• Confirm the plumbing license in the DBPR license search.
• Get proof of general liability and workers' compensation insurance.
• If a camera inspection was done, ask to see the footage, and expect one before major sewer work.
• Compare itemized, written estimates, including restoration of floors and walls.
• Make sure the contractor pulls any required permit, and hold the final payment until the inspection passes and you have the contractor's final payment affidavit and lien releases.
• Know where your main water shutoff is.
• Never sign over your insurance benefits, and keep every document.

Official sources

• DBPR license search
• Florida Statutes, Chapter 489: Contracting
• Florida Statutes, Chapter 713: Construction liens
• Florida Statutes, section 627.70132: Property insurance claim deadlines
• Florida Statutes, Chapter 527: Liquefied petroleum gas
• Florida Department of Agriculture and Consumer Services: LP Gas
• Miami-Dade County: What to know when hiring contractors
• Miami-Dade County: Permit exemptions
• Florida Department of Environmental Protection: Onsite Sewage Program
• Florida Division of Workers' Compensation