Expert Foundation Repair Services In Saint Petersburg, FL

As beautiful and desirable as Coastal Florida is, the climate and sandy soil present numerous problems with foundation movement and extensive damage.

Property owners in Saint Petersburg, Tampa, Largo, Orlando, Sarasota, and additional cities in the surrounding area regularly face high repair costs to maintain a healthy foundation.

Several factors are at play in Saint Petersburg that make foundation damage widespread. We’ll discuss the most likely causes of problems in Western Florida below and why they’re so hazardous to your foundation’s structural integrity.

Sandy Soil

Given the coastal location, it should come as no surprise that the soil in Saint Petersburg has a high concentration of sand in it. Much of the developed land in Pinellas county is abundantly sandy, and the large soil particles create two significant issues for foundation stability.

Much of the foundation damage in the area occurs because the ground drains rapidly. The large sand particles maintain ample space for runoff to soak into the ground, so precipitation hitting the earth quickly gets absorbed.

Fast drainage is ordinarily beneficial for home foundations, but it contributes to uneven settling under your home in Saint Petersburg.

The loose sand can easily be moved downward or shifted by draining runoff. The portions of your property where differential settling occurs can lose the support it needs from the soil, leaving sections of concrete to sink deeper into the earth.

Eventually, the uneven support can lead to structural cracks forming in your concrete slab, and foundation failure is possible in extreme cases.

The second type of damage caused by Saint Petersburg’s sandy soil occurs when underground erosion takes place immediately against the concrete under your home. Voids can form around your structure, and they more readily fill with water during precipitation.

The increased likelihood of water being held against your concrete makes water intrusion and moisture accumulation beneath your home widespread problems.

Low Elevation

The coastal location of St Petersburg also means that it sits very close to sea level. The average elevation in the city is just 44 feet, with the developed areas closest to the coastline sitting at less than 10 feet above sea level.

The low elevation means that the groundwater is very shallow. Shallow groundwater is why most homes in the area are built without crawlspaces or basements, but it also means that runoff can quickly back up to the surface because of the minimal space to drain into the earth.

Heavy rainfall and storm surge during hurricane season can cause flooding when they fail to drain adequately into the ground.

Concentrated Rainfall & Hurricane Season

Saint Petersburg only receives about 40 inches of rain annually, which is only about 20% higher than the national average. However, much of the precipitation falls during Florida’s wet season. Hurricanes and tropical storms rarely hit land in the city, but the effects of passing storms account for the above-average rainfall from June through November.

The abundant and concentrated rain during these months increases the occurrence of differential settling under and around your home, as well as the chances of water and moisture soaking through your foundation.

Additionally, the runoff created during these storms often causes flooding, as there is little space for the rainwater to drain, given the shallow groundwater.

Acidic Soil

The soil in Pinellas county is unusually acidic, owing in part to the heavy rainfall and the high amount of organic material in the ground.

Acidic soil can corrode your home’s foundation over time, gradually weakening the concrete and leaving it more prone to physical damage.

If the acidity on your property is high enough, foundation instability can result from corrosion. The weakening typically takes decades to be substantial, meaning new construction or newer homes are unlikely to suffer until they have aged significantly.

Limestone Bedrock

Lastly, many areas throughout Florida are built over limestone and dolomite bedrock. These minerals gradually weaken and dissolve over time in the presence of water, eventually creating underground voids deep beneath the surface. When the voids collapse, the soil above caves into them and creates instability above.

This phenomenon is known as karst, and it’s the primary reason sinkholes are so common throughout Florida.

Sinkholes can promote differential settling under your foundation, which eventually creates structural damage that can be very costly to repair.

Foundation damage in Saint Petersburg can be challenging to find, as most homes are built slab-on-grade. Interpreting the source of the problem can be even more difficult.

Below, we’ll discuss the most common types of damage you’ll find in the area and the underlying issue most likely to cause each.

Foundation Cracks

Cracks develop in every foundation, and they don’t always mean you have structural issues. Some fissures form during the regular settlement of the concrete and are more or less harmless. We’ll include some information on the different types of cracks below.

Hairline Cracks

Regardless of their location, hairline cracks that are no longer lengthening or expanding are generally not a major problem.

They typically develop on the surface of your slab, so you’ll likely only see them if you’re carrying out a home improvement project where your flooring is removed.

They almost always indicate typical concrete settlement and seldom require structural repair. Most homeowners in Saint Petersburg have a foundation contractor seal them to keep water and moisture out of their homes.

Wide or Uneven Slab Cracks

If the gaps in your slab widen beyond about ⅛”, continue to grow long after new construction, or ever become unlevel from one side of the crack to the other, then the fissure is more likely a sign of differential settling.

These types of gaps generally indicate structural damage and require stabilization to prevent further uneven movement.

Vertical Cracks

You may notice cracks traveling vertically on the side of your slab, which is visible from the exterior of your home. Provided they don’t span the corners of your structure, they likely formed during normal foundation settlement and shouldn’t be cause for concern.

Having them sealed by a foundation repair company is often the best practice, but you may want to engage a structural engineer if they widen beyond ⅛”.

Cracks Spanning the Corners of Your Foundation

If any gaps do span the corners of your foundation, your structure is likely suffering from differential settling.

Unfortunately, these cracks are prevalent in Saint Petersburg because of the concentrated rainfall and the sandy soil’s risk of underground erosion. They often require the most costly of the foundation solutions.

Crumbling Foundation

The acidic soil in Western Florida can gradually weaken concrete foundations, so many homeowners notice crumbling concrete or large gouges on the concrete under their homes. If the weakening is severe, you may be able to pull pieces of concrete off with just your fingers. A structural engineer should inspect this type of damage, and total foundation replacement might be necessary in extreme cases.

Poor Indoor Air Quality

Finally, poor air quality in your living space is often a sign that you have water or water vapor entering your home through your foundation. The accumulation of humidity between your slab and your first floor can make indoor air temperature feel uncomfortably hot, often resulting in increased cooling bills to combat the moist air.

You may notice unexplainable allergy symptoms or difficulty breathing in your living area, which could result from airborne mold spores that have grown beneath your flooring in the moist conditions.

Identifying damage to your Saint Petersburg foundation can be tricky, especially because your structure likely hides the majority of the concrete.

We’ll walk through a foundation and home inspection you can complete every few months to keep tabs on changes and irregularities throughout your property that could signify damages below.

Inspect Your Foundation

First, you’ll want to inspect the concrete under your home to the best of your ability. If you have access to the slab’s surface, check it for cracks and signs of leaking. More likely, you’ll only be able to check the strip of concrete under your home outside.

Look there for damages as well, and report any new or growing gaps to a concrete repair specialist.

You should also look for signs of sinking, especially around the corners of your house, as well as crumbling or gouged portions of concrete.

Inspect Your Home’s Exterior

While you’re outside, you can identify other symptoms of foundation movement that are common in St. Petersburg. Look for irregular roofing and cracks in the siding, both of which could result from differential settling in the concrete below. If your chimney is cracked or pulling away from your home, you likely have foundation movement causing the instability.

You can often find symptoms of problematic soil in your landscaping, which could cause foundation damage over time. Look for cracked or lifting patios or pool decks and dips or unevenness in your lawn.

If your property regularly needs retaining wall or seawall repair, it’s a reasonable indication that your soil quality may lead to foundation problems as well.

Inspect Your Living Space

Foundation movement will typically result in changes throughout your living space, as the framing and floor joists in your home depend on the concrete for stability.

Walkthrough your house and look for cracks in the sheetrock around door and window frames, doors and windows that become challenging to open or close, bowing walls, gaps forming between your walls and cabinets or countertops, and nail heads bulging out of the walls.

You should also check for damaged or uneven flooring that often results from dangerous settlement below. You can also use a long level to confirm that your floors aren’t sloping.

Most homeowners in Saint Petersburg pay an average of $5,500 for professional foundation solutions. The total can vary quite a bit based on the repair service you need, so we’ll include some more specific costs below for the typical projects done in the area.

Cost to Seal Foundation Cracks

Cracks that are confirmed to be from normal settling usually just require an epoxy or polyurethane sealant to keep your house free of intruding water and moisture build-up.

General contractors in the area typically charge between $300 and $800 for this repair service, while more prominent or less accessible cracks can reach up to about $1,000.

Cost to Fix Sinking Foundation

Differential settling is a widespread issue on Florida’s western coast, as the sandy soil, concentrated rainfall, and risk of sinkholes all contribute to the problem.

Underpinning is generally the best solution, and it’s the most costly repair, usually falling between $10,000 and $20,000. The helical piers typically used to add support to your foundation cost around $3,000 each, so your total will depend on how many push piers your home requires.

Minor settling problems can sometimes be repaired with a concrete leveling technique called mudjacking, which uses a cementitious solution to raise the sunken concrete to its original position.

Mudjacking costs around $2,000, but it’s not always a permanent repair solution and typically comes with a less appealing warranty.

Cost to Fix Water Intrusion or Moisture Build-Up

Water and moisture problems are best repaired using a waterproofing system. Most homes that are built slab-on-grade in St. Pete can be treated with an exterior drainage system, a gutter system, soil gradation, and crack repair.

If you have a crawlspace or basement in the area, your basement walls may be treated with a vapor barrier or crawlspace encapsulation, and you may also need sump pumps and dehumidifiers under your home to manage moisture.

Most waterproofing setups in the area cost around $4,000, but you can pay anywhere from $2,000 to about $10,000, depending on your foundation style and how severe your problem is.

Cost to Repair a Sinkhole

Sinkhole repair is one of the more complicated foundation solutions, so choosing a foundation repair contractor with years of experience and positive testimonials to carry out the job is crucial.

The total can range wildly, depending on the size and location of the sinkhole. The cost will typically be between $4,000 and $100,000, with the average at approximately $12,000.