Choosing a pool builder is one of the most important decisions you'll make as a homeowner in Sarasota, Bradenton, or Lakewood Ranch. A custom pool is a $60,000–$150,000+ investment that's going to be in your backyard for decades. The builder you choose determines whether that investment is a dream come true or a nightmare that drags on for months.
Florida has more pool builders than almost any other state. Some are excellent. Some are terrible. And from the outside, they can look exactly the same. Here's how to tell the difference — and the 10 questions that will separate the pros from the problems. For a sense of total project costs, check our complete guide to custom pool pricing in Florida.
What Makes a Good Pool Builder in Florida?
Before we get to the questions, let's talk about what actually matters. The best pool builders in Florida share a few things in common:
- They build locally and can show you local work. A builder who works in your county knows the soil, the permit process, the inspectors, and the subcontractors. A company that builds "all over Florida" is usually outsourcing everything.
- They give you a real price, not a lowball. The cheapest quote is almost never the best deal. Builders who come in 20% below everyone else are either cutting corners, leaving things out of the contract, or planning to make it up in change orders.
- They show you what you're getting before you pay for it. 3D design isn't a luxury anymore — it's how serious builders prevent misunderstandings and expensive changes mid-build.
- They communicate. You should never have to chase your builder for updates. If you're calling them more than they're calling you, that's a problem.
10 Questions to Ask a Pool Builder Before Signing a Contract
1. Can I see a 3D render of my pool in my actual backyard?
This is the single most important question on this list. A good builder will create a photorealistic 3D rendering that shows your specific pool design superimposed on your actual property — your house, your yard, your fence. Not a generic template. Not a 2D blueprint.
If a builder can't or won't show you a 3D design before you commit, ask yourself: how do they know what they're building, and how do you know what you're buying?
2. What's included in your price — and what's not?
This question has caught more homeowners off guard than any other. Some builders quote just the shell and leave out permitting, electrical, decking, or equipment. Others include everything. You need an itemized breakdown that clearly states what's in the contract and what's excluded.
Specifically ask about: permitting fees, engineering, excavation, backfill, electrical to the panel, decking, coping, tile, equipment, automation, and cleanup. If any of those are listed as "by others" or "not included," factor that into your total cost comparison.
3. Who will be my single point of contact?
Large factory builders often rotate project managers. The person who sold you the pool disappears after the contract is signed, and you're handed off to someone who doesn't know your project. Good builders assign one person who knows your design, your property, and your preferences from day one through completion.
Ask for a name. Ask if that person will be on-site during key phases. Ask what happens if they're unavailable.
4. Are you licensed and insured?
In Florida, pool contractors must hold a CPC (Certified Pool Contractor) or CPC (Residential Pool Contractor) license issued by the state. Do not take their word for it. Go to myfloridalicense.com and search their name or license number yourself. Verify that the license is active, matches the company name on your contract, and has no disciplinary actions.
Also confirm they carry general liability insurance and workers' compensation. If a worker gets injured on your property and the builder doesn't have workers' comp, you could be liable.
5. What's your warranty — structural, equipment, finish?
Warranties vary widely. Ask for specifics:
- Structural warranty (the gunite shell) — should be at least 10–25 years
- Equipment warranty (pump, filter, heater) — typically covered by manufacturer warranty (1–3 years depending on component)
- Interior finish warranty (plaster, quartz, pebble) — varies by material, typically 1–5 years
- Plumbing and electrical warranty — should be at least 1–2 years
Get the warranty terms in writing. Ask what's covered, what's excluded, and how warranty service is handled. A builder who stands behind their work will answer this confidently.
6. What's a realistic timeline?
A custom gunite pool in Florida typically takes 8–14 weeks from contract to completion. If a builder promises 4–6 weeks, they're either building fiberglass (a different product), cutting corners, or not being honest.
Ask for a phase-by-phase timeline. Ask what the most common delays are (permitting, weather, material availability). A good builder will give you a realistic range and explain what can cause it to shift. For a week-by-week breakdown, see our pool construction timeline guide.
7. How do you handle change orders?
Change orders happen. You see the pool taking shape and want to add a bubbler, upgrade the finish, or extend the deck. That's normal. What matters is how the builder handles it.
Ask: Is there a formal change order process? Will I see pricing in writing before work begins? Is there a markup on changes? Builders who handle this transparently and in writing are the ones worth trusting.
8. Can I talk to recent clients?
Any builder who's doing good work will happily connect you with 2–3 homeowners who completed their pool in the last 6–12 months. Not five-year-old references — recent ones. Ask those homeowners: Was the build on time? Were there surprises? How was communication? Would you use them again?
Also check Google Reviews, BBB complaints, and your county's building department for any code violations or open complaints.
9. Do you do the work or subcontract everything?
Every pool builder uses some subcontractors — that's standard in the industry. Excavation, electrical, and screen enclosures are almost always subbed out. But the core work (project management, steel, plumbing, gunite coordination, finish work) should involve the builder directly.
Ask which phases they handle in-house and which are subcontracted. Ask if they use the same subs consistently (a sign of good working relationships) or if they're shopping for the cheapest crew on each job.
10. What happens after the build — do you offer maintenance or support?
The best builders don't disappear after the final payment. Ask about post-construction support: Do they offer startup maintenance? Do they teach you how to maintain the pool (pool school)? Can you call them if something goes wrong in month three?
A builder who invests in your success after the build is a builder who cares about their reputation, not just the next contract.
"The right builder answers these questions without getting defensive. If someone's annoyed that you're doing your homework, that tells you everything you need to know."
Pool Builder Red Flags: When to Walk Away
You've asked the questions. Now here's what should make you immediately skeptical:
- Pressure to sign immediately. "This price is only good today" is a sales tactic, not a business practice. A legitimate builder will give you time to compare and decide.
- Vague pricing. If the proposal says "pool construction — $75,000" with no line items, you don't know what you're paying for. Demand an itemized breakdown.
- No 3D design. If they can't show you what you're getting in a rendered visual before you commit, they're either behind the times or don't want you to see the details.
- Can't show a local portfolio. A builder who works in your area should have a dozen recent projects they can show you — photos, addresses, client testimonials. If they can't, they're either new or don't have work they're proud of.
- No license number on the contract. Florida law requires pool contractors to be licensed. If the CPC number isn't on the contract, proposals, and marketing materials, that's a serious red flag.
- Asking for a large upfront deposit. A standard draw schedule in Florida is structured around completed milestones. Paying 50% upfront before any work begins is risky. Typical first draws are 10–20%.
- Badmouthing other builders. Professionals compete on their own merits. If a builder spends the consultation trashing competitors instead of explaining their process, that tells you where their focus is.
How to Compare Pool Builder Quotes in Florida
When you've collected two or three proposals, don't just look at the bottom-line number. Compare them line by line:
- Does each quote include the same scope of work? (Decking, equipment, tile, electrical?)
- What interior finish is included in the base price?
- What equipment brand and model is specified?
- Is automation included or extra?
- What's the payment/draw schedule?
- What's the stated timeline?
- What's explicitly excluded?
The cheapest quote often becomes the most expensive project when you add back everything that was left out. The most detailed, transparent proposal is usually the best value — even if the number is higher. If financing is part of your plan, read our pool financing options guide before comparing proposals.
Frequently Asked Questions
How do I verify a pool builder's license in Florida?
Visit myfloridalicense.com and search by the builder's name or CPC license number. Confirm the license is active, matches the company name on your contract, and has no disciplinary actions. Florida Statutes Chapter 489 requires all pool contractors to hold a valid CPC license.
How much should I pay upfront to a pool builder?
A typical first draw in Florida is 10–20% of the contract price. Payment should follow a draw schedule tied to completed milestones per Florida Construction Lien Law (Chapter 713). Avoid any builder asking for 50% or more upfront before work begins.
What is the average cost of building a pool in SW Florida?
Custom gunite pools in the Sarasota and Bradenton area typically range from $60,000 to $150,000+ depending on size, features, and finishes. See our full pool cost breakdown for detailed pricing.
Should I get multiple pool builder quotes?
Yes. Get two or three detailed proposals and compare them line by line, not just the bottom number. Check that each quote includes the same scope of work — decking, equipment, tile, electrical, and automation — so you're making an apples-to-apples comparison.
Find the Right Builder for Your SW Florida Pool
Choosing a pool builder comes down to trust, transparency, and track record. Ask the hard questions. Verify the license. Look at recent work. Get everything in writing. And go with the builder who shows you exactly what you're getting before you spend a dollar.
A good builder won't be threatened by informed homeowners — they'll welcome it. Because when you know what to look for, their work speaks for itself.
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- Florida contractor licensing: Florida Department of Business & Professional Regulation — myfloridalicense.com
- CPC license requirements: Florida Statutes Chapter 489 — Contracting
- Pool construction timelines: per Pool & Hot Tub Alliance (formerly APSP) guidelines
- Warranty standards: National Plasterers Council & major equipment manufacturers (Hayward, Pentair, Jandy)
- Consumer protection: Florida Attorney General consumer guidelines
- Draw schedule standards: Florida Construction Lien Law — Chapter 713, Florida Statutes
This guide is for educational purposes. Always verify contractor credentials independently. Pricing and timelines reflect 2026 Southwest Florida estimates and may vary by project.