Several factors give rise to foundation problems in Tampa. We’ll discuss each of the more common underlying causes of damages below and the impact they have on your home’s foundation.
Poorly Drained Soil
Much of the soil in Tampa and the rest of Hillsborough County is Myakka soil, which is characterized by rapid permeability, in large part because of the abundance of large sand particles.
However, the Tampa area lies in lowlands where the groundwater is high, and the little topographical relief leaves the area poorly drained. These two factors create severe issues for concrete foundations.

Rapidly draining, sandy soil is problematic because it’s prone to erosion. Draining runoff after precipitation or flooding moves quickly through the ground and can take or shift sand particles as it flows downward.
This ground movement can occur at varying rates under your house, sometimes leaving sections of your foundation without equal support. The erratic movement is referred to as differential settling, and it can quickly lead to structural damage and instability.
The ground in Tampa is poorly drained due to its location at a low elevation and with little relief, so groundwater accumulates quickly and very near to the surface. This is the primary reason homes in the city aren’t built with basements or crawlspaces, but even houses built slab-on-grade can be affected by the poor drainage.
High groundwater can leave home foundations exposed to moisture for long periods, especially following precipitation. Concrete is porous and cracks relatively easily, so exposure to runoff leaves your home exposed to water intrusion and moisture accumulation, both of which can cause water damage, mold growth, and deterioration of the framing and supports in your home.
Above-Average Rainfall and Flooding
Florida is well-known for its sporadic but frequent rainfall, and residents of Tampa experience around 44 inches of rain each year, about 50% higher than the national average.
The excessive precipitation in Tampa contributes to the problems with the soil mentioned above. Frequent rain means that the chances of underground erosion and the resulting differential settling are higher.
The above-average rainfall also means that the ground gets saturated more regularly, leaving little to no room for additional runoff to drain. This puts the city at risk of flooding during thunderstorms and periods of frequent rainfall. Tidal flooding is also a risk, especially during heavy precipitation.
Flooding leaves your concrete foundation exposed to water in the soil for extended periods, increasing the likelihood of water intrusion and moisture build-up in your house. It also contributes to underground erosion of the sandy soil and hazardous differential settling.
Hurricanes and Tropical Storms
Tampa’s desirable tropical climate doesn’t come without the risk of hurricanes and tropical storms during hurricane season. Luckily, the city’s location on the west coast of Florida and the protection it gets from the Pinellas Peninsula mean that storms in Tampa rarely hit land.
However, the monthly rainfall from June to September during hurricane season is about triple what it is the rest of the year, and residents clearly see the effects every year.

Hurricane season and the heavy rainfall it brings to Tampa contribute heavily to flooding, moisture problems, water intrusion, and differential settling in the city.
Acidic Soil
The heavy rainfall and abundance of organic material in Pinellas County contribute to a high soil acidity. Acidic soil is detrimental to foundations because it slowly eats away at the concrete. Over time, your foundation can deteriorate and weaken, sometimes to the point where its structural integrity is compromised.
Limestone Bedrock
Lastly, much of Florida – including Tampa – is situated above limestone and dolostone bedrock. These minerals are supportive, but they dissolve in the presence of water. The abundant runoff and groundwater in Western Florida regularly interact with the bedrock, gradually wearing away the minerals and leaving underground caverns and channels.
These voids are called karst, and they leave the soil above without support. The sandy soil eventually collapses into the caverns and waterways, making sinkholes a prevalent issue.
Sinkholes can be catastrophic for home foundations because they can cause massive instability and the sudden collapse of your structure. The structural damage above a sinkhole can be immense and often necessitates the highest foundation repair costs.