In need of foundation repair? Our foundation repair specialists are ready to help.
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 30, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 27, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 24, 2023
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 30, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 27, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 24, 2023
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Orlando, Florida is well-known as one of the ideal places to retire because of the year-round warm weather, affordable housing, and urban and suburban amenities. However, homeownership in the area isn’t all about sunshine and relaxation. There are numerous factors specific to Orange County and the surrounding area that leave home foundations at significant risk of damage.
Regional Foundation Repair is one of the nation’s largest provider of foundation repair service. We have 1,000s of expert technicians ready right now in Orlando. Our pros have years of experience and are familiar with the nuances of Orlando soil conditions so you can be sure your foundation gets fixed the right way the first time. Gone are the days of worrying about shoddy craftsmanship, overpriced service, and unqualified pros.
During the job, our technicians are trained to explain their progress throughout the day and clean up properly before leaving the jobsite.
Depending on the availability of our technicians, we can generally get your job scheduled within 2 days. To start the process just submit your information in our form and we’ll be in touch within 24 hours with a pricing quote! In some cases we may need more detail to properly quote your project, so we will reach out via phone to schedule a free onsite inspection. Depending on your location we also offer virtual quotes!
For your benefit, we’re going to discuss what causes Orlando foundation problems, the signs your home may have fallen victim to them, and the typical symptoms you can expect to see as a result. We’ll also go over some average pricing for the common repairs in central Florida.
Pier Foundations
Concrete Slab
Basement Foundations
Crawl Space Foundation
Wood Foundation
- Erica J.
- Suja K.
- Dan T.
What Causes Bowing Foundation Walls & How It Can Be Corrected?
Foundation Crack Repair: Costs & Repair Options
Foundation Cracks
Foundation Installation Costs
Foundation Leak Repair
What Are The Common Signs Of Foundation Problems And When Should You Be Concerned?
Foundation Repair Methods
What Is Foundation Spalling & When Should You Be Concerned?
How Does Foundation Waterproofing Protect Your Home?
Date of Request: 06/01/2023
Location: Orlando, FL
Description: My sliding door leaks at one corner and allowed water to pass under the vinyl floor. The wall has separated from the foundation at each end of the sliding doors and ants and dirt has gathered under the vinyl flooring. I want to replace the sliding door but need to repair the foundation first.
Date of Request: 05/31/2023
Location: Orlando, FL
Description: Our plumber had to go through the exterior block wall to get to our kitchen pipes. We need to get this patched. Is this something your company could assist us with? Thank you,
Date of Request: 05/31/2023
Location: Orlando, FL
Description: We have a crawlspace with a few areas of wood rot on the floor joist that needs to be replaced
Date of Request: 05/28/2023
Location: Orlando, FL
Description: I have a stair step crack in my block home that doesn't appear to be serious. It hasn't gotten any worse since I first noticed it a couple of months ago. The widest part of the crack is approximately an 8th of an inch. I'd like to get someone to take a look at it and tell me my options. I'm thinking it probably shouldn't take more than an injection of epoxy to seal up what's open.
Date of Request: 05/25/2023
Location: Orlando, FL
Description: Estimate on concrete pool deck leveling in my house thx
Date of Request: 05/23/2023
Location: Orlando, FL
Description: Assess conditions of structural column
Does Foundation Movement Affect Orlando, Florida?
Unfortunately, there are a number of factors at play in Florida that contribute to widespread foundation problems and failure. Homeowners in Orlando, Jacksonville, Tampa, and other nearby cities experience foundation issues at an alarming rate.
What Causes Foundation Problems In Orlando, Florida?
Several geological and climatic factors put Orlando homes at risk of foundation damage. We’ll discuss each of these below and the role they play in hazardous ground movement and water damage.
Aside from Disney World, Florida is probably best-known for its beaches. Although Orlando is located inland, the soil under homes in the area – classified as Orlando series soil – is still sandy and silty. The ground is characterized by lightweight, loose particles that contribute to excessive drainage. Most Floridians are familiar with seawalls, a common structure designed to prevent such erosion near beaches.
Adequate ground drainage is typically beneficial when it comes to construction, but the loose dirt in Orlando is prone to erosion. As the runoff from precipitation moves quickly through the ground, it can carry the sand and silt particles with it, potentially leaving weaknesses under your home.
Your foundation relies on the surrounding soil for support and structure, so underground erosion can leave your home unsupported and open to settling. The erosion rarely occurs uniformly on your property, so differential settling frequently occurs and causes structural damage and instability.
Additionally, runoff can create voids around your concrete, allowing water to pool against your foundation walls for extended periods, especially during heavy rainfall. The longer water interacts with concrete, the more likely it is to soak through it or seep into foundation cracks, contributing to water damage and moisture build-up.
Floridians are accustomed to frequent and heavy rainfall, and Orlando specifically gets an average of 54 inches annually, nearly double the national average. Excessive rain is dangerous to foundations in any area, but it makes the risk of soil erosion even worse in Orange County.
Heavy and frequent rainfall more readily wash away portions of the ground under your home, contributing to differential settling. It also means that any voids created by erosion against your concrete are more likely to fill with water and leave your home open to water damage and high humidity.
Along with excessive rainfall comes a risk of flooding, and Orlando experiences flooding at a high rate. Floods leave properties at higher risk of water damage and differential settling as the soil erodes more quickly.
Normal rainfall is often enough to create problems with ground erosion around homes in Orlando, but the city also experiences very intense rains during the six-month hurricane season from June to November.
Hurricanes and tropical storms can bring in excess of 15 inches of rain in a single day. Of course, this creates all of the foundation problems that typical rainfall brings but with significantly higher risk.
The dirt in the Orlando area is also characterized as highly acidic. Acids in the soil from rainwater, decomposing organic matter, and dissolving limestone bedrock can weaken your concrete over time. Acidic soil can cause foundations to crumble and lose their structural integrity, sometimes resulting in foundation failure and total structural collapse in extreme cases.
Lastly, much of Orlando is situated above limestone bedrock. Limestone is a rigid and reliable bedrock to support construction in many areas, but it dissolves when exposed to water and is highly prone to erosion.
Your foundation relies on the soil underneath for support, which in turn depends on the bedrock below. Over time, groundwater and runoff erode the bedrock, causing instability in the ground above and consequently in your home’s foundation. The excessive rainfall and rapid drainage in Orlando leave the limestone bedrock at a very high risk of erosion.
This damage to the bedrock creates underground caverns, a phenomenon known as karst that is prevalent in Orlando. Instability in the soil can contribute to differential settling and the eventual loss of structural integrity in your foundation.
What Are The Signs of Basement Foundation Damage In Orlando, Florida?
The various underlying causes of foundation damage discussed above can bring about different symptoms in your foundation and your living space. We’ll discuss these signs of damage below and offer some explanation as to the problem that likely creates each of them.
Cracks form in all foundations, but the size and location can help determine the severity and cause of the damage.
Cracks form in most concrete slabs. Provided they’re thin and one side isn’t raised above the other, they are harmless from a structural standpoint. Most Orlando homeowners choose to have a foundation repair expert seal them with epoxy or polyurethane, given the high risk of water intrusion in the area.
If slab cracks widen beyond ⅛”, continue to grow many years after new construction, or become unlevel across the gap, you likely have a problem with differential settling. This is a widespread issue in Orlando due to the loose soil, risk of karst, heavy rainfall, and flooding. This type of crack typically indicates structural damage and should be stabilized immediately.
Gaps that are visible on two sides of a corner are particularly dangerous and indicate that you have a severe problem with differential settling. You may notice that the portion that has cracked off appears to be settling into the ground faster than the rest of your foundation. These cracks should be inspected and addressed by a foundation repair company as quickly as possible.
The acidic soils in Orlando can cause severe corrosion to your slab over time. Most homeowners who experience this damage notice crumbling portions of concrete, missing patches on the visible part of the slab on the exterior of your house, and large gouges in the concrete. Property owners with severe concrete corrosion may notice that they can remove small pieces of the foundation with their fingers.
Lastly, poor indoor air quality can be a good indicator of foundation damage. Water naturally wicks through the pores of your concrete or cracks when it’s exposed to your foundation for extended periods. If the concrete gets wet, the construction material in contact with the foundation can become water damaged as well. Water vapor can cause problems with your floor joists, so you might see buckling floors in your home’s interior.
Mold thrives in damp, warm areas, so moisture build-up around the base of your home can contribute to mold growth behind your walls. You or your family members may experience unexplained allergy symptoms if the spores make their way inside your living space.
Insects are also attracted to moisture, so you may notice a sudden pest infestation resulting from water intrusion entering your home through your slab.
Lastly, water vapor entering your home can make your living space more humid. Damp air tends to feel warmer, so homeowners with moisture problems often report an uncomfortably hot house or abnormally high utility bills as they compensate for the humidity by demanding more from their air conditioning units.
How to Find Signs of Foundation Damage In Orlando, Florida?
Foundation damage tends to start small and worsen if left untreated. As such, one of the best things you can do to reduce the chance of severe damage to your home and high repair bills is to monitor your foundation for problems. Below are some tips for identifying issues beneath your home before they become catastrophic.
Most homes in Orlando are built on slab foundations and don’t have crawlspaces or basements. As such, your foundation inspection will very likely take place outside.
Begin by inspecting the concrete for cracks. They form most often at the weakest parts of the foundation around the corners of your house, but pay attention to the entire length of visible concrete. Some hairline cracks can be challenging to see, so make sure you get up close to look for tiny fissures. These should be sealed to prevent water damage, and you should report larger cracks to a foundation repair contractor.
You should check your foundation for signs of sinking, which typically creates cracks that span the corners of your house. Cracks that appear unlevel across the gap or span more than ⅛” should be stabilized quickly.
Crumbling is a problem in Orlando due to the acidic soil, so keep an eye out for gouges or visibly deteriorating sections of concrete. This type of damage should be inspected by a professional as soon as possible.
While you’re outside, check the rest of your home as well. Sings of differential settling and foundation sinking include cracks in your stucco, brick, or stone siding, leaning chimneys, and sagging or uneven roofing.
You should also check for symptoms of soil issues in your yard and landscaping features, as these can help predict if your home is prone to rapid settling. Look for dips or pots that could be caused by soil erosion or karst, and check to see if the soil around your home slopes downward toward the concrete. This is a sign that there may be dangerous voids under the ground immediately around your house.
Collapsing or crumbling retaining walls can indicate problems with underground erosion or acidic soils, both of which are common in Orlando.
Many types of foundation damage can manifest themselves in symptoms in your living space, so head inside to continue your inspection.
Since your floor joists are mounted closest to the concrete, check your floors first for signs of buckling, bowing, or other damage. You can use a long straightedge or level to confirm that no sinking or sloping is occurring.
Next, check your walls for symptoms of foundation damage. You may see drywall cracks around the corners or windows, walls, and doors, nails bulging out of the sheetrock, walls that aren’t perfectly plumb, or counters and cabinets pulling away from your kitchen and bathroom walls.
Lastly, pay attention to musty odors caused by mold growth behind the walls, as well as signs of pest infestation. You might notice frass, small holes in your sheetrock, or visible insects in your living area.
Cost of Basement Foundation Repair In Orlando, Florida?
Foundation repair in Orlando costs an average of around $5,000. However, the price can range from as little as $250 up to $100,000 or more for very severe issues. We’ll break down the pricing for different foundation repair services that are common in the Orlando area below.
Foundation cracks that aren’t structural in nature typically cost between $250 and $750 to seal, depending on the length and width. The average price for professional grouting is around $400.
If your home is suffering from differential settling, a concrete repair expert will likely use underpinning to provide additional support to your foundation. Given the soil condition and limestone bedrock in Orlando, most professionals use helical piers, which cost around $3,000 each for installation.
The total cost is typically between $6,000 and $20,000, depending on how many push piers you need.
Some minor settling issues can be repaired with foam jacking, a type of concrete leveling that involves pumping expanding foam under your slab. Foam jacking costs around $12,000 on average, and it’s usually less invasive than piering. The process can cause additional damage to your foundation if done improperly, so be sure to work only with a reliable contractor with years of experience in concrete leveling for this type of work.
Mudjacking is another concrete lifting option that is similar to foam jacking but utilizes a cementitious material instead of foam. Mudjacking is far less effective and permanent in Orlando, given the soft ground. As such, it typically doesn’t include a warranty and is used more often for pool decks than home foundations. However, it’s much cheaper than foam jacking at an average of $2,000.
If your home is suffering from water intrusion through your foundation or moisture build-up from water vapor, a foundation repair company may be able to install a waterproofing system.
This system can include gutters, leaders, a French drain, and a vapor barrier for the most comprehensive protection. The total cost is typically around $4,000, but it can increase up to approximately $7,500 if excessive excavation is required to install a vapor barrier.
Sinkhole repair costs can vary wildly depending on how severe the problem is and the amount of damage caused to the structure. Small sinkholes that a contractor can easily determine the cause of can be repaired for an average of $12,000. More severe sinkholes and the resulting damage can total up to a massive $100,000 for soil stabilization and home repairs.
