Sticking doors, new cracks and sloping floors are the most common signs. Here is what to look for, what is usually cosmetic, and when to get a free inspection.
✓Close to 60 inches of rain a yearTallahassee gets close to 60 inches of rain in a normal year. In 2014 it got 68.47 inches. That was 9.24 inches above normal, the National Weather Service says.weather.gov
✓Red clay hills to the northMost of Tallahassee sits north of the Cody Escarpment, in the Red Hills. The main soil there is sandy on top with sandy clay below. Some nearby soils have deep layers that let water through slowly.soilseries.sc.egov.usda.gov
✓Sand over limestone to the southSouth of the Cody Escarpment lies the Woodville Karst Plain. A thin layer of sand covers limestone. Rain slowly dissolves the rock and leaves hollow spaces. The plain is full of sinkholes, springs and caves.blog.wfsu.org
✓Check for soft spotsThe Florida Geological Survey says to check your property for any sinking or soft areas. Sinking, sagging or cracking walls near a hole mean you should stay out.floridadep.gov
✓What sets sinkholes offThe Florida Geological Survey lists drought, heavy rain, heavy groundwater pumping, blasting, heavy loads and big earth-moving jobs as triggers. Sinkholes are most active when rain returns after a long drought.floridadep.gov
✓Hurricane Hermine, 2016Hermine came ashore near St. Marks in September 2016. It was the first hurricane to hit Tallahassee since 1985. It knocked down trees and power lines across the city.news4jax.com
✓Hurricane Michael, 2018During Hurricane Michael in October 2018, about 89 percent of City of Tallahassee utility customers lost power. That is from a Florida Public Service Commission report.floridapsc.com
The most common signs in Tallahassee homes
Foundation problems rarely show up all at once. They come on slowly, a little more each rainy season. Here is what Tallahassee homeowners notice most, from inside the house to the yard.
Inside the house
Doors that stick, drag or will not latch. Especially when several doors do it at once, or a door that used to close fine stops closing.
Cracks over doors and windows. Diagonal cracks running up from the corners are a classic sign the frame has shifted.
Floors that slope or sag. If a ball rolls to one side of a room, or you feel like you walk downhill, the floor has moved.
Bouncy or soft floors. Common in older homes with a crawl space, where supports have sunk or wood has gotten wet.
Cracked floor tile. A line of cracked tiles across a room often follows a crack in the slab below.
Gaps between the wall and ceiling, or trim pulling away from the wall.
Windows that stick or will not lock.
Outside the house
Stair-step cracks in brick or block. These follow the mortar lines like steps, often near a corner.
A gap between the bottom of the wall and the slab.
Chimneys, porches or steps pulling away from the house.
Soil washed away from under the edge of the slab.
Water standing next to the house a day after rain.
Gutters overflowing and downspouts emptying right at the wall.
In the crawl space
Damp dirt, standing water or a musty smell.
Wet, soft or rotted wood on beams and joists.
Piers that lean or have sunk into the ground.
Old stacked blocks or shims that have slipped.
Sinkhole warning signs
Parts of the Tallahassee area sit on limestone that slowly dissolves, so it pays to know the signs of a sinkhole. Watch for:
A new round dip or hole in the yard
Cracks that appear suddenly and grow fast
Walls near a sinking area that crack, sag or sink
Trees, fence posts or a shed that start to lean
Doors and windows that suddenly jam all at once
Most of these can also come from settling, a broken pipe or a buried old septic tank. The state notes that broken sewer or drain pipes, broken septic tanks, poorly packed soil and buried debris can all look like a sinkhole. A professional look is the only way to know.
If a hole opens near your house and anyone could be hurt, keep away and call local law enforcement first.
Usually cosmetic
Not every crack means trouble. These are common and often harmless:
Hairline cracks in a concrete slab, under about 1/8 inch wide
Small cracks in drywall tape seams
Thin cracks in stucco from heat and humidity
Doors that stick only in the most humid weeks of summer
Keep an eye on them. If they grow, come back after you patch them, or show up with other signs on this page, have them checked.
How to keep track
Mark crack ends with a pencil and write the date.
Take photos with a ruler or coin next to the crack.
Check again in a few weeks and after a big rain.
Note which doors stick and when.
If things are getting worse, it is time for a look.
What to tell the crew when you call
Which signs you see and where in the house
When you first noticed them and if they are getting worse
If the house sits on a slab or has a crawl space, if you know
Any past foundation work, sinkhole claim or drainage work you know about
Photos, if you have them
Get a free inspection
If you see two or more of these signs, or anything that is getting worse, it is worth a look. Call (850) 988-3375 or send the short form. A local foundation crew will call you back, usually the same day, to set up your free inspection and written price.
Frequently asked questions
What is the first sign of foundation problems?
For many Tallahassee homeowners it is a door that starts to stick or will not latch, or a new crack running up from the corner of a door or window.
Are sticking doors always a foundation problem?
No. Humidity makes wood doors swell in summer. If several doors stick at once, or a door sticks all year, the house may have moved.
Do small cracks mean my foundation is failing?
Not usually. Hairline cracks are common in concrete, stucco and drywall. Cracks wider than about a quarter inch, cracks with one side higher, and cracks that grow are the ones to have checked.
What are the warning signs of a sinkhole?
The state lists sinking, sagging or cracking walls near a sinking area, and sinking or soft spots in the yard. Others include a new round dip in the ground, leaning trees or fence posts, and cracks that grow fast.
When should I worry most?
If cracks grow quickly, doors suddenly jam, or the ground near the house drops, get it checked soon. If a hole opens near the house and anyone could be hurt, keep away and call local law enforcement.
Should I buy a house with foundation cracks?
Many people do. Get an inspection before you close so you know what the fix would cost, and ask the seller if there was ever a sinkhole or foundation claim on the house.