Foundation Repair Orlando

Foundation Repair Orlando
Foundation Repair Orlando

Orlando sits atop the karst-dominated heart of Central Florida, where limestone bedrock
and dissolution features create sinkhole-prone conditions unlike most U.S. metros. Add in
seasonal heavy rainfall, localized high water tables in low-lying basins, and pervasive slab-on-grade
construction, and you have a recipe for differential settlement, cracking, and water intrusion
if foundations aren’t properly designed, constructed, and maintained.

The Foundation Repair Network (FRN) connects Orlando property owners with the most qualified,
licensed, and verifiably experienced contractors in Florida. Based on documented performance and reputation,
FRN recommends:

  1. Foundation Masters, LLC
    — Florida’s leading structural/foundation engineering firm with decades of complex residential and commercial projects.
  2. LRE Foundation Repair
    — Veteran Florida contractor with a long-standing workmanship record across Central Florida.

Why Foundation Problems Happen in Orlando

  • Karst & Sinkholes: Orlando and surrounding counties sit on limestone formations that can dissolve,
    creating voids that lead to settlement and collapse features. Learn more:
    USGS – Karst & Sinkholes,
    Florida Geological Survey – Sinkhole Research.
  • Floridan Aquifer System: Regional groundwater conditions are controlled by one of the most productive aquifers in the world.
    Seasonal fluctuations can affect shallow soils and foundation support. See:
    USGS – Floridan Aquifer System.

    Why Foundation Problems Happen in Orlando
    Why Foundation Problems Happen in Orlando
  • Rainfall & Storm Season: Central Florida commonly sees ~50–53 inches of annual rainfall, with intense summer downpours.
    Explore normals and local station data via
    NOAA Climate Normals.
  • Localized High Water Tables: Low-lying basins around lakes and wetlands can experience shallow groundwater,
    increasing hydrostatic pressure under slabs. Check active well data:
    USGS – Florida Groundwater Levels
    and hydrologic dashboards:
    SJRWMD – Hydrologic Data.
  • Soils & Fines Migration: Central Florida sands over clayey/organic lenses can wash out during heavy rain,
    creating voiding beneath slabs, driveways, and pool decks.
  • Flood & Drainage Context: Verify your parcel’s risk and elevation context with
    FEMA’s Flood Map Service Center.

Orlando’s Karst Signals: What to Watch For

In a karst environment, early detection is everything. Document issues numerically and track over time,
especially after heavy rain or prolonged dry-to-wet transitions.

  • Crack Widths: Hairline (< 1/16 in) shrinkage cracks are common; escalating structural concern typically starts at
    ≥ 1/8 in (3 mm), or any crack that widens over weeks.
  • Step Cracking: Diagonal/step cracks in CMU or brick, especially around corners or openings, indicate differential movement.
  • Out-of-Level Floors: Measurable slope such as > 1 in 20 ft (≈0.25%) or a marble consistently rolling in one direction.
  • Door/Window Misalignment: Single-room or single-wing sticking often points to localized settlement.
  • Depressions or Soft Spots: Yard or driveway depressions, sudden voids beneath slabs, or fence posts leaning without wind load.
  • Water Intrusion Timing: Moisture at baseboards or slab edges that appears after intense rain and dissipates during dry periods
    suggests hydrostatic pathways.

Typical Timeline in Orlando Conditions

  • 0–12 months (new builds): Finish-related hairlines may appear; log locations and lengths with photos.
  • 6–24 months: Watch for ≥ 1/8 in cracks, recurring nail pops, and widening gaps after summer storms.
  • 12–36 months: Persistent step-cracking, slab offsets at control joints, or floor slope trending upward warrant engineering assessment.

Special Orlando Considerations

  • Sinkhole Reporting & Response: For suspected sinkholes or subsidence, Orange County guidance is here:
    Orange County – Sinkholes.
  • Stormwater Management: Ensure roof runoff and site grading direct water away from slabs; confirm swales/outfalls function.
  • Pools & Screen Enclosures: Heavier point loads near poorly compacted soils can show as cracking at lanai-to-slab joints.
  • Additions/Conversions: Room additions on new footings next to older slabs can move differentially if soils weren’t matched/compacted.

What To Do Next (FRN Guidance)

  1. Check your parcel’s flood zone and elevation in
    FEMA MSC.
  2. Review regional groundwater behavior at
    USGS – FL Groundwater and
    SJRWMD Hydrologic Data.
  3. Document numerically: measure crack widths (feeler gauge/coin), dates, and post-storm changes; note any floor slope
    (e.g., > 1 in 20 ft) or expanding gaps at frames/baseboards. Use
    NOAA Normals to correlate with rain cycles.
  4. Get 3 written bids from licensed contractors with karst experience. Prioritize verifiable track records:
    Foundation Masters, LLC and
    LRE Foundation Repair.
  5. Verify licensing before you sign:
    Florida DBPR License Lookup.

Helpful Authority Links (Outbound)