Deposits, contracts and warranties: what to sign and what to refuse
A modest deposit, payments you can photograph, a legal name on the page and a warranty you can read.
- Deposit
- Modest; Florida Statute 489.126 rules apply over 10%
- Payments
- Tied to photographed stages
- Contract over $2,500
- Lien-law notice
- Job over $5,000
- Notice of Commencement; lien releases
What should a deposit and a contract look like for hardscape in Florida?
A deposit that's a fraction of the price, a payment schedule tied to stages you can see (demolition done, base inspected, pour or laying complete, final), and a contract that names the legal entity, its license or county registration, the scope with quantities and spec, price, start and completion windows, warranty terms and the lien-law notice Florida requires over $2,500. Under Florida Statute 489.126, a contractor who takes more than 10 percent must apply for permits within 30 days and start within 90 days of issuance.
A contractor who wants half up front for flatwork, won't put the payment schedule in writing, or won't name the entity is telling you how the job will go.
The contract checklist
- Legal name of the contractor, its license or Sarasota County certificate number, and insurance certificate.
- Scope: square footage, thickness or paver system, base depth and material, reinforcement, joints, drainage, demolition, disposal.
- Materials by manufacturer, product and color.
- Permit and ARC responsibility and who pays fees.
- Price, deposit, progress payments tied to stages, final payment on completion.
- Start window and completion window, with the weather clause stated plainly.
- Warranty: what's covered, for how long, how to claim.
- Lien-law notice (over $2,500); Notice of Commencement and lien releases (over $5,000).
- Change-order process in writing.
Questions we get about this
How much deposit is normal for a concrete or paver job in Florida and what should the contract say?
For residential work, a modest deposit (often 10 to 30 percent) with the balance in progress payments tied to stages is normal; Florida Statute 489.126 requires a contractor who takes more than 10 percent to apply for the permit within 30 days and start work within 90 days of permits issuing, and a contractor who takes a deposit and doesn't perform faces criminal exposure. The contract states the legal name, license or registration, scope, price, payment schedule, start and completion windows, warranty and the lien-law notice.
What should a written warranty cover for pavers and concrete?
Workmanship: base failure, joints cut late, scaling from a bad finish, settled pavers, edge restraint failure, joint sand loss in the first season. Excluded, normally: hairline shrinkage cracks, color variation, damage from vehicles over the design load, tree roots, storm surge, efflorescence, stains from irrigation or salt. Manufacturer warranties on pavers and sealers are separate documents.
What is the lien-law notice?
Florida's construction lien law requires a notice in contracts over $2,500 explaining that subcontractors and suppliers can lien your property if the contractor doesn't pay them; a Notice of Commencement recorded for jobs over $5,000 and releases of lien with each payment protect you.
Last reviewed September 10, 2026 by the Sarasota Concrete editorial team (author name pending owner input).