Foundation Repair FAQ for Orlando Homeowners

Yes. 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)); Florida has no separate foundation or underpinning specialty license. Check the number on MyFloridaLicense.com.

Some work with them, but the roles differ. Diagnosing the cause and writing a structural report is engineering under chapter 471, and only a Florida-licensed professional engineer (PE) may do it. A contractor may install a PE-designed repair (§471.003(2)(f)). A contractor's free evaluation is a sales estimate, not an engineering opinion. See inspections and engineer reports.

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). Elsewhere, permit rules vary; the licensed contractor confirms and pulls any permit.

The Florida Geological Survey lists 232 reported subsidence incidents in Orange County as of Oct. 19, 2026, but most are voluntary reports that were never field-checked. Orange County was 2.2 percent of Florida's 2006–2009 sinkhole insurance claims, while Hernando, Pasco and Hillsborough were over 66 percent (Florida Senate Interim Report 2011-104). The Winter Park sinkhole of May 8, 1981 was about 300 ft across (USGS).

Central Florida sits on limestone that water slowly dissolves. The Florida Geological Survey lists drought, heavy rainfall and heavy groundwater pumping as triggers, and says sinkhole activity is greatest when drought conditions have lasted for some time. 2026 has been one of the driest starts on record, while Orlando's June–September rainy season brings about 57 percent of its 51.45 inches a year (NOAA 1991–2020 normals).

Repairs are designed by a professional engineer and installed by a contractor. Common methods are compaction (cement) grouting, chemical or polyurethane grouting, and steel underpinning to firmer bearing, sometimes combined, with post-repair monitoring by the engineer. A December 2010 Senate report put grouting an average $150,000 home at about $75,000 and underpinning at about $35,000. See sinkhole repair.

The Florida Geological Survey advises marking and securing the hole and not putting water into it. Florida has no agency that inspects sinkholes for homeowners, and FGS lists look-alikes such as broken pipes, buried debris and poorly compacted soil. A Florida-licensed professional engineer can determine whether a structure is affected. Ask your insurer what your policy covers. This is general information, not legal or insurance advice.

Weather matters for excavation and drainage work. NOAA's 1991–2020 normals for Orlando International Airport show 29.57 of the year's 51.45 inches falling June through September, with June the wettest month at 8.05 inches and November the driest at 1.79. October through May is the drier window, though the contractor and engineer set the actual schedule.

Warranties come from the contractor, not from Florida law, and terms vary widely. Ask what the warranty covers, how long it lasts, whether it transfers to a buyer and what voids it, and get it in writing with the contract. Also confirm the license number appears on the contract, as §489.119(5)(b) requires.