Orlando, FL and nearby towns
Foundation repair in Orlando
Cracks climbing a block wall in steps. A door that has begun to rub. Tile that slopes off toward a corner. Around Orlando these often go back to the sand a house stands on. Phone to reach a local foundation repair company, independent of this site, and set up an inspection.
Call (407) 598-8829Check the signs
- For houses: owners, buyers, sellers and landlords
- Slab, stem wall and crawl space foundations
- The company you reach gives its own findings and price
Eight common signs
Which one is closest to yours?
Pick one to read what it tends to point to, what else can produce it and what gets measured on a visit.
- Stair-step cracks in wallsZigzag cracks through stucco and block, or slanting away from a window.Look closer
- Sticking doors and windowsThe latch misses, the top edge scrapes, or the door drifts open unaided.Look closer
- Sloping or cracked floorsA marble finds the same wall each time; tile splits in one long path.Look closer
- Foundation crack repairSplits in the concrete itself, and when sealing one is enough.Look closer
- House settling on one sidePart of the building is dropping while the remainder stays put.Look closer
- Crawl space and pier and beam repairSpringy timber floors and tired piers under a raised older home.Look closer
- Porch, steps or pool deck pulling awayAttached concrete parting from the wall: stoop, lanai, deck or drive.Look closer
- Water pooling next to the houseRain ponding by the wall or carving the sand below the eaves.Look closer
Local ground
Why houses move here
No Orlando foundation reaches rock. Slabs and footings rest on sand, with clay and then limestone far below. Sand that is loose, washed by roof water or soaked for part of the year gives way a little at a time, and the house follows.
The limestone matters too, because it is where sinkholes begin. They are one cause of settling among several.
How it works
What happens when you call
Explain the trouble
Which walls, doors and floors, and roughly when each one started.
Agree a visit
The company names a time to come and measure the house.
Read its proposal
Findings and a price on paper, yours to compare, question and check.
Before anyone visits
Know what to ask
A repair proposal is easier to judge when you know the vocabulary. The guides explain the methods a company may propose, what drives the cost, which building department issues the permit and how to check a Florida contractor's licence.
Four guides to read first
- Why foundations move in OrlandoThe sand, the water table and the limestone under the city, and what they do to a house.
- Permits in OrlandoWhich building department is yours, and how to check that a permit exists.
- Choosing a companyFlorida's licence lookup, insurance certificates and the warranty questions that matter.
- Buying or sellingFlorida's seller disclosure duty and the papers a buyer should ask for.
Orlando and the towns around it
Houses in Orlando, in unincorporated Orange County and in the nearby towns of Orange and Seminole counties.
Quick answers
Does Orlando Foundation Repair Help do the repairs?
No. This is a referral site with no crews or inspectors. Phoning the number gets you a foundation repair company from the area, independent of the site, and that company inspects, proposes and prices the work.
What kinds of buildings is it for?
Houses, including duplexes and townhouses, whether you live there, rent it out, or are buying or selling. Commercial buildings need a commercial contractor.
What is useful to have in front of me on the phone?
The street address, roughly when the house was built, whether the floor is a slab or framed over piers, and your notes on each crack, gap or sticking door.
Ready to have the house looked at?
Only someone standing at the house can tell you what is going on under it. Call, explain what you have noticed, and ask for an inspection.
Describe the problem, book an inspection
Say where the cracks or dips are and when you first saw them. The independent local foundation repair company you reach can set a time to look at the house.
Call (407) 598-8829The call may be recorded. See how referrals are paid for and what happens to your details.