Commercial Builders and Contractors, Vetted and Matched to Your Project

We match property owners, developers, business tenants and facility managers with independent, licensed commercial builders and contractors. You describe the project once, we check which builders in our network fit the project type, size and location, and we introduce you to them so you can compare bids. We are a matching service. We do not build anything ourselves and we never hold your money.

Yes. Project owners pay nothing to use the site, request bids or speak with a project advisor. Builders in our network may pay us for introductions, which is how the site is funded. That arrangement never changes what you pay a builder, and you are under no obligation to hire anyone we introduce.

We aim to introduce a short list rather than flood your phone. Most owners want enough bids to compare scope and price without spending weeks in meetings, so we keep the list focused on builders whose licensing, project history and bonding capacity actually fit your job.

Start with the project type and the ZIP code of the property. After that we ask about size, timeline, budget range and where you are in the process (land or lease secured, drawings started, permits filed). The more you share, the better the match, but you can stop after the first step and call us instead.

Only the builders we match to your project and our own team. We do not sell your details to list brokers. Read our Privacy Policy for the full detail, or use the Do Not Sell or Share page to opt out of any sharing.

Both. Most owners start with a general contractor or design-build firm that manages the whole job. If you need one scope only, such as a roof replacement, storefront glazing, a commercial kitchen hood or a parking lot, we can match you with a licensed specialty contractor instead.

Look for four things before price: a license that covers your building type, recent projects similar to yours in size and use, insurance and bonding that match the contract value, and a project manager you will actually work with. Ask for two or three owner references from jobs finished in the last few years and call them. Our guide on how to choose a commercial contractor lists the questions to ask.

In everyday use the terms overlap. A general contractor holds the prime contract with the owner, hires and coordinates subcontractors and is responsible for the finished work. “Commercial builder” is a broader marketing term that can describe a general contractor, a design-build firm or a developer that builds its own projects. What matters is the license class and the contract you sign.

Local builders usually know the permit office, inspectors and subcontractor market, which helps on small and mid-size jobs. Regional firms bring larger bonding capacity and in-house staff for complex buildings. Many owners invite one of each to bid so they can compare how each one plans to staff the job.

Ask who the project manager and superintendent will be, how they price change orders, what is excluded from the bid, how they handle permit delays, which trades they self-perform, how often they will update the schedule and what their warranty covers. Ask to see a sample pay application and a sample schedule from a past project.

Put every bid on the same scope first. Line up inclusions, exclusions, allowances and alternates side by side, then compare general conditions, fee and contingency separately. A low bid that excludes site work or permit fees is not cheaper. Ask each bidder to explain any line that is far from the others.

Be careful with a builder who asks for a large deposit before mobilizing, cannot show a current license or certificate of insurance, wants to pull the permit under someone else’s license, offers a price far below every other bid without explaining why, or will not put scope and schedule in writing.

In most states, yes, although the rules differ. In Florida, commercial general contractors are certified by the Construction Industry Licensing Board under Chapter 489, Florida Statutes, and you can check any license on the DBPR license search. Some states, Texas for example, have no statewide general contractor license and leave registration to cities, while still licensing trades such as electrical and plumbing.

Under Section 489.105, Florida Statutes, a certified general contractor may work on any type of building. A certified building contractor is limited to commercial buildings and residential buildings that do not exceed three stories in height. For a mid-rise office or hotel, ask for a general contractor license number.

At minimum, commercial general liability, workers’ compensation for their employees, commercial auto and usually an umbrella policy. Ask for a certificate of insurance that names you as additional insured and confirm the limits meet your lender’s or landlord’s requirements. Builder’s risk coverage for the structure during construction is bought by either the owner or the contractor, so agree in writing who carries it.

A performance bond is a guarantee from a surety that the job will be finished if the contractor defaults. A payment bond guarantees that subcontractors and suppliers get paid, which protects you from liens. Public projects require them by law, under the federal Miller Act and state statutes such as Section 255.05, Florida Statutes. On private jobs they are optional but common when a lender requires them.

Bonding capacity is the size of contract a surety will back for a given contractor, based on that contractor’s finances and track record. If your project is larger than a builder’s single-job bonding limit, they may not be able to bond it, even if they could build it. We match on this so you do not lose weeks with a builder who cannot qualify.

Ask for their written safety program and recent incident history, then search the contractor’s name in OSHA’s public establishment search. Fall protection is the standard OSHA cites most often in construction according to the agency’s own Top 10 list, so ask how the builder manages work at height.

It depends on building type, structure, finish level, site work and the local labor market. A shell warehouse and a medical office building of the same size can differ several times over in cost. Our commercial construction cost per square foot guide breaks down each cost driver and lists published sources, so you can build a realistic range before you request bids.

The biggest drivers are mechanical, electrical and plumbing work, the number of rooms and walls, ceiling and lighting choices, restroom count, and any specialty systems such as kitchen exhaust, medical gas or clean rooms. Whether the space is a cold shell or a second-generation space with usable systems also changes the budget a great deal.

Owners usually carry a separate contingency outside the contractor’s price for unknown site conditions, design changes and owner-driven scope. The right amount depends on how complete the drawings are and whether you are renovating an existing building, where hidden conditions are more likely. Ask your builder and architect to recommend a figure for your specific project.

General conditions are the contractor’s job-site costs that are not part of a specific trade: the superintendent and project manager, temporary power and water, dumpsters, site security, temporary toilets, insurance and similar items. Comparing general conditions across bids shows how each builder plans to staff and run the job.

Most owners use a construction loan from a bank or credit union that converts to a permanent mortgage, and owner-occupied businesses may qualify for SBA 504 or 7(a) programs through the U.S. Small Business Administration. Lenders will want a signed contract, a schedule of values and often a payment and performance bond, so bring your builder into the conversation early.

In design-build, one company holds a single contract for both design and construction. It can shorten the schedule because construction planning starts while the design is still developing, and you have one party responsible for both. It suits owners who want speed and a single point of responsibility. Compare it with the traditional route in our design-build vs design-bid-build guide.

Under construction management at risk, the owner hires a construction manager early in design to advise on cost and constructability. Once the drawings are far enough along, the construction manager commits to a guaranteed maximum price and takes on the risk of delivering within it, then bids the work out to subcontractors.

A lump sum (stipulated sum) contract fixes the price for a defined scope and suits complete drawings. Cost plus a fee pays actual cost plus a markup and suits uncertain scope, but needs close cost tracking. A guaranteed maximum price caps your cost while sharing savings. The AIA publishes standard forms for each, such as A101 for stipulated sum and A102 for cost plus a fee with a guaranteed maximum price.

A change order is a signed amendment that changes the contract’s scope, price or time. Good contracts say how change orders are priced, including markup on subcontractor work, and require written approval before the extra work starts. Ask each bidder how they handled change orders on their last three jobs.

Retainage is a share of each progress payment that the owner holds back until the work is complete, as protection against unfinished or defective work. The percentage is set in the contract and, on public work, by statute. Agree in advance when retainage will be released, often at substantial completion and the remainder at final completion.

The licensed contractor of record normally applies for the permit and is responsible to the building department for the work. Never let a builder pull a permit under another company’s license. Your architect or engineer prepares the sealed drawings that go with the application.

Review times vary by city, project size and how complete the drawings are, and they change through the year. Ask your builder for the current review times at your local building department and build them into the schedule. Our commercial building permits guide explains each stage of review.

Yes. Miami-Dade and Broward counties are in the High-Velocity Hurricane Zone defined by the Florida Building Code, which sets stricter rules for wind loads, roofing and openings. Windows, doors, shutters and roofing products generally need a Miami-Dade Notice of Acceptance or equivalent approval, which affects product choice, lead time and cost.

In Florida, the Construction Lien Law in Chapter 713, Florida Statutes, lets unpaid subcontractors and suppliers lien your property even if you paid the general contractor. Record a Notice of Commencement, track the notices to owner you receive, and collect lien waivers with every payment. A payment bond gives the strongest protection.

Most projects move through feasibility and budgeting, design, permitting, bidding or negotiation, preconstruction, construction, inspections and certificate of occupancy, then closeout and warranty. Our commercial construction process guide explains who does what at each stage and where owners lose time.

Earlier than most owners think. A builder involved during design can price options while they are still cheap to change, flag long-lead items and check that the design fits your budget. Design-build and construction management contracts are built around this early involvement.

Substantial completion is the point at which the building or space can be used for its intended purpose, even if minor punch list items remain. It usually starts warranty periods, shifts insurance and utility responsibility to the owner and triggers release of part of the retainage, so the contract should define it clearly.

Expect a general contractor warranty on workmanship for a set period after substantial completion, plus manufacturer warranties on roofing, mechanical equipment and other systems. Ask for the closeout package in writing: warranties, operation and maintenance manuals, as-built drawings and attic stock.

Yes. Tenant improvements are one of the most common requests we see, from office suites to retail and restaurant spaces. Before you sign a lease, ask a builder to walk the space so you know what the tenant improvement allowance will and will not cover. See our tenant improvement allowance guide.

Yes. Medical offices, dental clinics, urgent care and outpatient surgery centers need builders who know infection control during construction, medical gas, radiation shielding and healthcare code requirements. We match these projects only with builders who can show completed healthcare work.

Yes. Restaurant projects involve kitchen exhaust hoods, grease ducts, fire suppression, grease interceptors and health department approval on top of the normal building permit. A builder with restaurant experience will plan those inspections into the schedule from the start.

Yes. Warehouses, flex space, light industrial and pre-engineered metal buildings are a large share of commercial construction. Builders in this space differ in their experience with tilt-up concrete, steel erection, dock equipment and large site work, so we match on the structure type you plan to use.

Apply on our For Contractors page. We review your license, insurance, bonding, project history and service area before you receive any introductions, and we limit the number of builders per market and project type so leads stay worth your time.

Yes. Alongside guides for owners, we publish articles on jobsite culture, careers, safety, estimating and the business of running a contracting company. Browse the latest on our blog.