Mary Browning put $69,000 down in 2018 to build her retirement home in East Tampa. Eight years later, the 74-year-old still can't move in, describing a house riddled with uneven floors, a cracking foundation and faulty wiring. “It's not a room in this house that is completed,” Browning said.
Browning's contractor was Hopps Construction Services Inc., a Tampa-based firm led by President and CEO Victoria Hopps, according to 10 Tampa Bay, which reported on Browning's ordeal. Records cited by the station show Browning paid the initial $69,000 deposit in 2018 and later paid an additional $100,000, bringing her total outlay to $169,000 as the project dragged on without completion. Hopps is a state-certified general contractor holding license CGC1525858, according to the Better Business Bureau. The license had an August 31, 2028, expiration date.
Browning, who is unemployed and living on Social Security, told the station she sought medical treatment for depression tied to the ongoing dispute. The legal fight has been winding through the courts since 2022, when Hopps Construction sued Browning and placed a lien on her home. Browning filed a countersuit, and the cases were later consolidated.
A Judgment Won, But No Money Collected
Earlier this year, a court awarded Browning a $193,000 judgment, the station's report notes. But Browning said she has not received any money from that judgment. Hopps told the station bluntly that Browning should not expect payment, saying, “I'm not gonna give her a brown penny.”
Hopps said the company stopped work because Browning requested a home addition exceeding 500 square feet and did not pay for the related changes, per the same account. Browning confirmed she did request changes to the home, but the two sides described their arrangement differently — Browning said she and Hopps had a verbal agreement that the addition would come at no extra cost as long as she covered the plumbing and electric work herself. City of Tampa records show approved plans for a building revision tied to the project, which aligns with the type of formal field-revision process the city requires for post-issuance modifications like home additions under Florida Building Code 107.4, according to the City of Tampa.
The trouble with a verbal handshake deal is that it's tough to prove in court. Under Florida's Statute of Frauds, codified at Florida Statute § 725.01, writing requirements depend on the category and terms of the agreement: certain sales or interests in land and leases longer than one year must be in writing, while a services agreement falls under the one-year rule only when its terms make completion within one year impossible, according to Gherman Legal PLLC. That statutory gap helps explain why an unwritten agreement over an addition became such a flashpoint between Browning and her contractor.
How a Default Judgment Changed the Case
Hopps Construction dropped its claim against Browning at a court hearing earlier this year, with the company saying Browning could not keep paying an attorney for a case she did not expect to collect on, the station's report states. That move had consequences: Florida law requires businesses to have a licensed attorney to bring civil claims, and when a business proceeds without one, the law provides for a default judgment against it. Established Florida case law holds that corporations and LLCs cannot represent themselves pro se in circuit court civil litigation and must appear through a licensed attorney, according to Golm Law. That rule is what triggered the default judgment once Hopps Construction's legal representation fell away.
What Options Remain for Collecting the Judgment
Having a judgment on paper is one thing; collecting it is another. Florida Statute § 489.143 allows residential property owners who hold an unsatisfied court judgment against a licensed Division I general contractor to apply for compensation up to $100,000 from the Florida Homeowners' Construction Recovery Fund, according to the Florida Legislature. That fund has paid out more than $7 million across 435 consumer claims statewide for contractor misconduct, according to data reported by Wyman Legal Solutions, underscoring both the scale of the program and how narrow a path it can be for any single homeowner.
There's also regulatory pressure bearing down on Hopps Construction's license itself. Under Florida Statute § 489.129(1)(q), a licensed contractor who fails to satisfy a construction-related civil judgment within 60 days faces potential disciplinary action, including license suspension or revocation by the Construction Industry Licensing Board, according to Cobb & Gonzalez. And if the state recovery fund ever pays out on Browning's behalf, Hopps Construction's license would be automatically suspended until the full amount, plus interest, is repaid to the state, according to Magaziner Law, P.A.
Still, enforcement doesn't always move quickly. A 2026 investigation by WLRN found that state contractor licensing oversight frequently experiences enforcement delays, allowing contractors with mounting consumer complaints to keep their licenses active. That systemic lag helps explain why a contractor facing an unpaid six-figure judgment can still hold a license valid through 2028.
Browning Weighs Selling the Unfinished House
For now, Browning is living with family while her East Tampa house sits unfinished. She said she may have to sell the home rather than continue waiting. She also said she'd welcome help, including volunteers willing to pitch in on restoring the property.
Experts recommend that homeowners put all agreements in writing and have an attorney review contracts before signing, a lesson underscored by Browning's experience with a verbal change order that ultimately could not be enforced. Florida Statute § 489.1425 also requires residential construction contracts over $2,500 to include written notice of a homeowner's rights under the recovery fund. A first finding may result in a fine of up to $500, while a $1,000 fine is mandatory for a second or subsequent finding, according to the Florida Legislature.
