Orlando houses
Questions and answers
Short answers, with links to the longer guides. None of them is a finding about your house. That takes an inspection.
About calling
Who answers when I call?
An independent local foundation repair company. This site has no inspectors or repair crews, and it does not take bookings itself.
Which places does the number work for?
Orlando and the nearby towns listed on the service area page, in Orange and Seminole counties.
I rent the house. Should I call?
Tell your landlord or property manager first. The owner decides on an inspection and on any repair.
Can I email instead of phoning?
The email address is for questions about this site. Inspections are arranged by phone with the company you reach, and the site has no booking form.
About the house
Are cracks in a new house normal?
Thin shrinkage cracks in concrete and stucco are common in the first few years. Cracks that widen, step across block joints or arrive together with sticking doors deserve a look. If the house is still under a builder's warranty, notify the builder in writing too.
My neighbour had piers installed. Does my house need them?
Not necessarily. Soil can change within a short distance in central Florida, and houses on the same street were not all built alike. Yours needs its own measurements.
Will it get worse if I wait?
Nobody can say without seeing it. Some movement stops and some carries on. A dated photo record shows which you have, and an inspection can say why.
Is it safe to stay in the house?
This site cannot judge that. If movement is sudden, you smell gas, or a wall or floor looks about to give way, leave and call 911. For slow, long-standing signs, put the question directly to the inspecting company or to an engineer.
Could it be a sinkhole?
It is one possibility among several, and only soil testing can settle it. The sinkhole guide gives the state geological survey's signs and the order to make your calls in.
About the repair
What will it cost?
It depends on the number of supports, their depth, access and what has to be put back afterward. The cost guide explains each factor. This site quotes no figures.
Do I need an engineer?
Building departments commonly want structural repair plans sealed by one, and an independent engineer is worth hiring when proposals disagree or a sale is involved. See the inspection guide.
Who gets the permit?
Normally the licensed contractor doing the work. Which office issues it depends on the address. The permits guide shows how to find yours.
Does homeowner insurance pay for foundation repair?
Many policies exclude settling, and Florida treats sinkhole cover separately. Read your policy or ask your agent. The repair companies do not handle insurance claims.
Will I have to move out during the work?
Ask the company when it presents its proposal. The answer depends on where the supports go and whether floors are opened inside the house.
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.