Sinking corner, cracked tile or a door that will not shut? Get a free slab inspection and a written price from a local crew, usually with a call back the same day.
We connect property owners in Tallahassee and nearby areas, including Midtown, Killearn, Betton Hills, SouthWood, Lafayette Park and Frenchtown, with one independent local foundation repair specialist.
What it costs
Typical published ranges for Tallahassee. The contractor's written estimate is the price, and the inspection is free.
Work
Typical range
Slab inspection and written estimate
Free
Slab foundation repair
$1,000 to $10,000
Pier
$1,000 to $3,000each
Slab leveling with foam or grout
$500 to $1,900
Crack sealing or injection
$200 to $1,000
Foundation repair in Tallahassee, small to major jobs
Most homes built in Tallahassee in the last few decades sit on a concrete slab poured right on the ground. That is true in much of Killearn, where building started in 1964, and in SouthWood, where the city approved the current plan in 1999. A slab is strong, but it can only be as steady as the ground under it.
When one part of the ground under a slab gets soft, wet or washed out, that part of the slab drops. The rest stays put. The house bends a little, and you see it in cracks, sticking doors and tile that pops.
The contractor we connect you with will check your floor levels across the whole house, look for the low spots, find the likely cause and give you a written price to fix it.
What the crew can fix
A corner of the house that sank, often near a downspout or a big tree
Cracked or popped floor tile
Cracks over doors and windows inside
Doors that stick or swing open on their own
Stair-step cracks in brick outside
A gap between the bottom of the brick and the slab
A garage slab that cracked and dropped
A slab that rose in the middle, which can happen when water gets under it
Why slabs move in Tallahassee
Water at the slab edge. Tallahassee gets close to 60 inches of rain in a normal year, based on National Weather Service records, and much of it falls in heavy summer storms. When a gutter overflows or a downspout empties next to the house, the soil at that edge gets soaked over and over. In the sandy clay soils north of town, that soil can soften or move. In sandy ground, water can carry soil away from under the slab edge.
Clay layers that hold water. The main soils in the Tallahassee hills have a sandy top and a sandy clay layer below, according to USDA soil surveys. Some, like the Dothan soils found across this part of the Southeast, have deeper layers that let water through slowly. Water that cannot drain down sits in the soil near the slab and keeps it soft.
Fill dirt. Many slab homes sit on soil that was brought in and spread to make a flat pad, especially on hilly lots. If that fill was not packed well, it can keep settling for years.
Plumbing leaks. Water and sewer pipes run under most slabs. A slow leak can soften the soil or wash it away under one part of the house.
Trees. Big oaks and pines close to the house can pull water from the soil on one side in a dry spell. When a storm drops a tree, the root ball can tear up the ground near the foundation.
Hollow ground below. South of the Cody Escarpment, loose sand sits on limestone that slowly dissolves. The Florida Geological Survey notes that sinkholes form when soil drops into those hollow spaces. It is rare for a slab problem to be a sinkhole, but in Tallahassee it is worth ruling out.
How slab repair works
Piers. Steel push piers or helical piers are installed along the outside edge of the house, under the footing. They reach down to firmer soil. The crew then lifts the slab back toward level and locks it onto the piers. This is the most common fix for a slab that sank.
Interior piers. If the middle of the slab dropped, the crew may need to put piers through small openings in the floor. They will tell you before work starts if this is needed.
Slab leveling. For a slab that dropped a little, foam or grout can be pumped under it to fill gaps and lift it. This works well for garage floors, patios and small spots. It does not fix soil that is still sinking.
Plumbing test. If a leak might be the cause, a plumbing test checks the pipes under the slab. Fixing the leak first keeps the new repair from failing.
Drainage. Gutter extensions, regrading or a French drain keep rain from soaking the slab edge again. Most slab jobs in Tallahassee need at least a little of this. See drainage correction.
What it costs
These are typical ranges from published cost guides by Fixr and HomeBlue. They are not a quote. The number of piers is the biggest thing that moves the price. A single sunken corner might need a few. A whole side can need many more. See the Tallahassee foundation repair cost guide.
A note on insurance
Most homeowners policies do not pay for normal settling. Florida law says every property policy must cover a catastrophic ground cover collapse, which is a sudden collapse that leaves the home condemned. Insurers must also offer sinkhole coverage for an added cost. Check what your policy says before you file anything.
Book your free slab inspection
If your floors, doors or tile are telling you something is off, find out why before it spreads. 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
How do I know if my slab is moving?
Watch for cracked floor tile, doors that start to stick, cracks over doors and windows, and gaps where baseboards meet the floor. Outside, look for stair-step cracks in brick and a gap between the slab and the bottom of the wall.
Are cracks in a concrete slab normal?
Thin hairline cracks are common as concrete cures and usually are not a problem. Cracks wider than about a quarter inch, cracks where one side is higher, and cracks that keep growing need a look.
Can a plumbing leak under the slab cause foundation problems?
Yes. A leak under the slab can soften or wash out the soil the slab sits on. If the inspector sees signs of a leak, they may suggest a plumbing test before any piers go in.
Does a slab repair mean breaking up my floors?
Usually not. Most piers go in from outside, along the edge of the house. Inside piers are sometimes needed under the middle of the slab, and the crew will tell you before work starts.
Is slab leveling with foam the same as piers?
No. Foam or grout fills gaps and lifts a slab that dropped a little. Piers reach down to firmer ground and hold up the house. Foam costs less but does not fix soil that keeps sinking.
My house in SouthWood is fairly new. Can the slab still settle?
Yes. New slabs can settle in the first years as fill soil packs down and new lawns and sprinklers change how wet the ground stays. Builder warranties may cover some of it, so check yours.
Is my slab damage a sinkhole?
Probably not, but in Tallahassee it is worth asking. Fast-growing cracks, a new dip in the yard near the house, or damage that spreads quickly can point to one. The inspector can tell you if testing is the next step.