Orange County
Foundation repair in Apopka, FL
Apopka is in the northwest of Orange County, on higher, rolling ground with deep sand. Water behaves differently here than in the flat country south of Orlando, and that changes what to look for at a house.
Deep sand on high ground
The U.S. Geological Survey describes northwestern Orange County as gently rolling hills. The soil mapped across much of the western and northwestern county is Candler sand, which the federal soil survey describes as sand more than six feet deep, with the water table deeper still. Rain goes straight down.
An inspection needs to establish soil conditions at the house. Loose fill and concentrated water are possibilities to examine, including water below a downspout, beside a leaking pipe, under the edge of a pool deck. A steady leak can carry sand downward and away from a footing without leaving a puddle to give it away.
Spring country and recharge
Rock Springs and Wekiwa Springs, in the northwest of the county, are where the aquifer comes to the surface and forms the Wekiva River. The same Geological Survey report notes that in the west and northwest of the county the cover over the limestone is thin or very permeable, so rain reaches the rock quickly, and that sinkholes form more readily in recharge areas of that kind.
For a homeowner this is background, not a verdict on any house. It is a reason to watch the yard as well as the walls. If the ground itself dips, cracks or swallows water, follow the sinkhole guide.
Who issues the permit
Inside the city limits, permits come from Apopka's Building-Safety Department at City Hall, 120 East Main Street, second floor, phone 407-703-1713. Applications are made on the city's online permitting portal.
An Apopka mailing address can lie outside the city, in unincorporated Orange County. Those houses go to the county's Division of Building Safety on 407-836-5550. The repair companies reached from this page work across ZIP codes 32703 and 32712, on either side of the city boundary.
Apopka questions
Our house is on a slope. Does that matter?
It can. On sloping sand, the downhill side of a slab often rests on fill that was placed to level the lot, and fill settles more than undisturbed ground. Tell the inspector which side is downhill and ask whether the floor readings drop that way.
We have a septic system. Is that worth mentioning?
Yes. The state geological survey lists a collapsed septic tank among the things that can make ground sink near a house, so the position and age of the tank and drain field are useful to an inspector.
Other places
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.