Florida does not have a "foundation repair license." That surprises many homeowners, and it is one reason the question comes up so often. Instead, the state treats structural repair of a house as general construction work, and it treats diagnosing the cause of the problem as engineering. Two different licenses, two different professionals.
This guide walks through what the statutes say, in plain language, and how to check a contractor before you sign anything. This is general information, not legal advice.
Foundation repair is Division I contracting
Florida's construction licensing law, chapter 489, defines a contractor as someone who, for compensation, undertakes to "construct, repair, alter, remodel, add to … or improve any building or structure" (§489.105(3)). Contractors fall into two divisions. Division I is the three broad building classes in §489.105(3)(a)–(c); Division II covers trades such as roofing, plumbing and pools.
The three Division I classes:
- General contractor (a). The statute says a general contractor's services "are unlimited as to the type of work" and it "may contract for any activity requiring licensure under this part."
- Building contractor (b). Covers construction of commercial buildings and residential buildings that "do not exceed three stories in height," or remodeling, repair or improvement of any size building "if the services do not affect the structural members of the building."
- Residential contractor (c). Covers "construction, remodeling, repair, or improvement of one-family, two-family, or three-family residences not exceeding two habitable stories above no more than one uninhabitable story."
Putting that together: in Florida, structural foundation repair, underpinning and sinkhole stabilization of a house is Division I contracting. A certified or registered general contractor (CGC/RGC) or residential contractor (CRC/RRC) clearly qualifies, and a building contractor (CBC) arguably does for homes up to three stories (Fla. Stat. §489.105(3)(a)–(c)). The "arguably" matters. The "structural members" limit is attached to the "any size building" clause, and the Construction Industry Licensing Board has issued no declaratory statement on foundation work, so the point has not been settled. A "C" prefix means a statewide certified license; an "R" prefix means a registered license that is valid only in the local area where it was issued.
Florida has no foundation or underpinning specialty
Florida has no separate foundation or underpinning specialty license. Rule 61G4-15.100 of the Florida Administrative Code lists the certified specialty contractor types, and none of them is foundation repair, underpinning, piering or grouting. The list includes structural masonry, marine, structural steel, structural precast, window and door, garage door, demolition, glass and glazing, gypsum drywall and gas line, among others.
Two details are worth knowing:
- The structural masonry specialty's scope mentions "all types of foundations, slabs, footers." Whether that reaches piering or soil grouting is not stated, and specialty categories are "a voluntary statewide licensing category" that does not "create a mandatory licensing requirement" (§489.113(6)(a)).
- The specialty structure license (Rule 61G4-15.015) covers aluminum, screen and window work and "shall not perform any work that alters the structural integrity of the building including … foundations."
Where the engineer comes in: chapter 471
Florida's engineering law defines engineering to include "consultation, investigation, evaluation, planning, and design" of engineering works and structures (§471.005), and says no one other than a licensed engineer "shall practice engineering" (§471.003(1)). Diagnosing why a foundation moved and writing a structural report is engineering, so only a Florida-licensed professional engineer (PE) may do it.
The law also has exemptions. One of them, §471.003(2)(f), covers "any person as contractor in the execution of work designed by a professional engineer." In other words, a contractor may install a repair that a PE designed. That is the normal pattern on structural jobs: the engineer diagnoses and designs, and the licensed contractor builds it.
A contractor's free evaluation is a sales estimate, not an engineering opinion. The Florida Geological Survey makes the same point about sinkholes: "The expertise of a licensed professional engineer is required to determine if a structure is structurally safe," and licensed home inspectors and insurance adjusters "are not trained nor qualified to determine if there is a sinkhole." Florida has no agency that inspects sinkholes for homeowners (FGS FAQ). See the foundation and sinkhole inspection page for how the different reports compare.
The license number has to be on the paperwork
Under §489.119(5)(b), "the registration or certification number of each contractor shall appear in each offer of services, business proposal, bid, contract, or advertisement, regardless of medium." The number also goes on each permit application (§489.119(5)(a)).
So a foundation proposal, contract or ad with no license number is a warning sign by itself. A county business tax receipt is not a license; it only shows the business registered locally to operate.
How to check a license on MyFloridaLicense.com
MyFloridaLicense.com is the Florida Department of Business and Professional Regulation's public license lookup. Before signing a foundation contract:
- Search the license number printed on the proposal, and also search the company name.
- Confirm the license type is general, building or residential contractor, not a specialty or Division II trade.
- Confirm the license is current and the name matches the company on the contract.
- Note whether it is certified (statewide, "C") or registered (local, "R"), and if registered, where.
- For the engineer, look up the PE license the same way and match the name on the sealed report.
Why licensing matters to the homeowner
Unlicensed contracting is a crime, and worse in an emergency
Section 489.127(1)(f) bars anyone from acting as a contractor "or advertis[ing] himself or herself or a business organization as available to engage in the business" without a license. A first offense is a first-degree misdemeanor (§489.127(2)(a)); a repeat offense is a third-degree felony (§489.127(2)(b)). Under §489.127(2)(c), unlicensed contracting "during the existence of a state of emergency declared by executive order of the Governor" is also a third-degree felony. That includes a declared hurricane emergency.
Unlicensed contracts are unenforceable
Contracts "by an unlicensed contractor shall be unenforceable in law or in equity by the unlicensed contractor" (§489.128(1)). That protects the homeowner, but it does not undo bad work.
The Recovery Fund only covers licensed contractors
The Florida Homeowners' Construction Recovery Fund covers Division I contracts signed on or after July 1, 2024 up to $100,000 per claim (§489.143(3)); for contracts from July 1, 2004 until then, the cap was $50,000. The fund covers only licensed contractors, so hiring an unlicensed one gives that protection up. Residential contracts over $2,500 must include a notice about the fund (§489.1425).
The handyman exemption does not fit foundation work
Florida exempts small jobs under $2,500 in total (§489.103(9)), but not work that is "part of a larger or major operation," and not for anyone who advertises as a contractor. Published national ranges put most foundation projects well above that threshold; see the foundation repair cost guide or our article on foundation repair prices near Orlando.
Permits tie the license to the job
Orange County says structural repairs to foundations need a permit, construction plans are required in most cases, and plans must be signed and sealed by a Florida PE or registered architect when repairs affect structural stability; a Notice of Commencement is required when work exceeds $5,000 (Orange County permit pages). The county also says a licensed contractor will be required to accept permit issuance. In Seminole, Osceola, Lake and the cities, permit rules vary; the licensed contractor confirms and pulls any permit. More detail is in our guide to foundation repair permits in Orange County.
Why a quote service does not bid the work
Florida also treats "the attempted sale of contracting services and the negotiation or bid for a contract" as contracting (§489.105(6)). That is why Orlando FL Foundation Repair never prices, bids or promises foundation work. We connect Orlando-area homeowners with independent Florida-licensed contractors for free, no-obligation foundation repair quotes. The contractor you choose quotes, contracts and does the work, and its license number should be on that quote. Request free quotes, then check each number yourself.
This is general information, not legal advice.
Frequently asked questions
Do foundation repair companies need a license in Florida?
Yes. Structural foundation repair, underpinning and sinkhole stabilization of a house is Division I contracting under §489.105(3)(a)–(c). A general or residential contractor clearly qualifies, and a building contractor arguably does for homes up to three stories. Florida has no separate foundation specialty license. This is general information, not legal advice.
Can a contractor diagnose my foundation problem?
A contractor can offer a free evaluation and quote, but that is a sales estimate. Diagnosing the cause and writing a structural report is engineering under chapter 471, which only a Florida-licensed professional engineer may do. A contractor may then install a repair the engineer designed, under the exemption in §471.003(2)(f).
How do I check a Florida contractor's license?
Find the license number, which §489.119(5)(b) requires on ads, proposals and contracts. Look it up on MyFloridaLicense.com, confirm it is a current general, building or residential contractor license, and make sure the name matches your contract. A county business tax receipt is not a contractor license.