A plan for foundation trouble
Finding a crack in a slab or a door that suddenly won't close is unsettling, and foundation repair sales pitches can make it more so. Most foundation problems develop slowly, which gives you time to find out what's really happening before spending money. This guide lays out the steps in order for a Port St. Lucie house.
Step 1: Document what you see
- Photograph every crack with a coin or ruler beside it for scale.
- Mark each end with a pencil line and the date.
- Note doors and windows that stick, won't latch or show gaps.
- Write down the date you first noticed each problem.
Step 2: Watch it for a while
Check the marks every few weeks. A crack that stays the same size for months is very different from one that's still growing. Take new photos from the same spot each time. If something changes quickly, such as a crack that widens noticeably in days or a floor that drops, skip ahead to an evaluation.
Step 3: Check the water around the house
NOAA's engineering weather data for Vero Beach, the station nearest Port St. Lucie, gives a 100-year rainfall rate of 4.5 inches per hour. During and after heavy rain, walk around the house and look for:
- downspouts emptying right at the foundation;
- soil that slopes toward the house instead of away;
- water standing along a wall;
- washed-out soil at the edges of the slab or driveway.
Fix what you find. Extending downspouts and regrading soil are often the first repairs an evaluator will recommend anyway.
Step 4: Rule out a plumbing leak
Water from a leaking pipe under the slab can wash out soil and cause settlement. Signs include an unexplained jump in the water bill, the sound of running water when everything is off, or warm spots in the floor. A plumber can pressure-test the lines.
Step 5: Get an independent evaluation
Before you sign with a repair company, consider an evaluation from a structural engineer who doesn't sell repairs. Ask for a written report that says what's moving, why, whether it's still active and what repair, if any, is needed.
Step 6: Talk to your insurer
Coverage for foundation damage depends on what caused it and on your policy. If you file a claim and it's denied or underpaid, Florida's Division of Consumer Services advocates for policyholders free of charge through its Insurance Consumer Helpline, 1-877-693-5236, and runs a free mediation program for residential property insurance claim disputes.
Step 7: Check the contractor
Florida contractors hold either a state certificate of competency, with a license number starting with C, valid anywhere in Florida, or a registration starting with R, valid only where they met local competency requirements. Look each bidder up on DBPR's license search and make sure the license type covers the work.
Step 8: Compare proposals and repair
- Ask for the method, the number and location of piers or injection points, and the expected result.
- Ask about the permit and whether an engineer will sign off.
- Read the warranty, including whether it transfers when you sell.
- Don't pay most of the price up front.
After the repair, keep watching the old cracks for a year, and keep the drainage changes in place.
Before a storm
The Vero Beach station lists a 50-year basic wind speed of 140 mph. Before a storm, clear gutters and drains so water leaves the roof and yard quickly, and afterward walk the house again to look for new cracks or washed-out soil.
Records to keep
Keep photos, monitoring notes, the engineer's report, proposals, the contract, permits and the warranty in one folder. A buyer's inspector will ask about foundation repairs, and good records answer the question.