Foundation & Sinkhole Inspection in Orlando, FL
Not sure whether you need a contractor, an engineer or a geologist? Here is how foundation evaluations, engineer's reports and sinkhole testing differ in Central Florida, and what each costs.
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Three kinds of "foundation inspection"
The phrase covers three very different things, and knowing which one you need saves money and confusion.
- Contractor evaluation: a repair contractor visits, looks at the cracks and floors, and proposes a repair with a price. It is useful for comparing approaches, but it is a sales estimate, not an engineering opinion. We call this a free evaluation and quote.
- Professional engineer (PE) report: a Florida-licensed PE investigates, explains the likely cause and, if needed, designs a repair. Under chapter 471, "engineering" includes "investigation, evaluation" of structures, and only a licensed engineer may practice it. A contractor may then install the PE-designed repair (§471.003(2)(f)).
- Sinkhole investigation: when a sinkhole is suspected, a PE or professional geologist tests the ground below the house to find out whether voids or raveling soils are present.
No agency inspects sinkholes for homeowners
The Florida Geological Survey (FGS) is direct about this: "there is no agency with responsibility or authority for sinkhole inspections in Florida." It adds that "Licensed home inspectors and insurance adjustors are not trained nor qualified to determine if there is a sinkhole," and that "The expertise of a licensed professional engineer is required to determine if a structure is structurally safe."
FGS also keeps a database of reported subsidence incidents: 232 in Orange, 178 in Lake, 172 in Seminole and 16 in Osceola as of Oct 19, 2026. Most were never field-checked and the cause is not verified, so a report near a home is not proof of a sinkhole, and the absence of one is not proof of anything either. FGS lists look-alikes such as organic layers that compress as water is removed, broken sewer and drain pipes, and improperly compacted soil. Telling those apart is what testing is for. See the settlement vs sinkhole guide.
What an engineer's report usually covers
Scope depends on the question being asked, so ask the PE to describe it in writing before work begins.
History and visual survey
When the home was built, past repairs, and a walk-through of cracks in the slab, block walls, stucco and finishes, with photos.
Floor-elevation survey
Relative elevations taken across the slab to map where the house is high and low, which shows the pattern of movement.
Site and drainage review
Gutters, downspouts, grading, irrigation and any slab-edge erosion; see drainage and grading.
Soil testing when warranted
For suspected deep settlement or sinkhole activity, a geotechnical investigation may include borings and other subsurface testing, often by a PE or professional geologist.
Opinion and recommendations
The likely cause, whether the movement is structural, and recommended repairs, which can become the sealed plans a permit requires.
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). In Seminole, Osceola and Lake counties and the cities, permit rules vary; the licensed contractor confirms and pulls any permit.
Typical inspection and report costs
| Item | Typical range |
|---|---|
| Foundation inspection | $400–$750 |
| Structural engineer's report | about $340–$1,000 (up to $3,000 for complex cases) |
| Geotechnical soil report | $500–$3,000 |
A contractor's free evaluation and quote costs nothing, but it is a different product. The cost guide lists repair prices that often follow a report.
Sinkhole testing under Florida insurance law
Florida's statutes set out a testing process when sinkhole loss is suspected under a property policy. Insurers must have a PE or professional geologist test when sinkhole loss is suspected (§627.7072). Under the statutes, if an insurer denies a claim without testing, the policyholder may demand testing in writing within 60 days and pays 50 percent of the actual cost or $2,500, whichever is less, which is reimbursed if a sinkhole loss is verified. Repairs on a covered sinkhole loss must follow the insurer's engineer's recommendations (§627.707(5)), and neutral evaluation is available (§627.7074). Separately, every Florida property insurer must cover catastrophic ground cover collapse, and "settling or cracking of a foundation" alone is not one (§627.706(2)(a)). Ask your insurer what your policy covers. This is general information, not legal or insurance advice.
Buyers and sellers ask about reports too. Sellers must disclose a paid sinkhole claim and whether the proceeds were used for repairs (§627.7073(2)(c)), and under Johnson v. Davis (Fla. 1985) a seller has a duty to disclose known, material defects that are not readily observable. This is general information, not legal advice. See selling a house with sinkhole history.
Getting an evaluation and quote
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. Contractors can tell you whether they work from an existing PE report or can refer you to an engineer. 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 any license number on MyFloridaLicense.com. Start with the free quote form; we usually reply the same day.
Foundation & Sinkhole Inspection FAQ
Is a foundation inspection free?
A contractor's evaluation and quote is often free, but it is a sales estimate, not an engineering opinion. A report from a Florida-licensed professional engineer is a paid service: national guides put foundation inspections at $400–$750 and structural engineer's reports at about $340–$1,000, up to $3,000 for complex cases. Geotechnical soil reports run $500–$3,000.
Who can do a sinkhole inspection in Florida?
A Florida-licensed professional engineer or professional geologist. The Florida Geological Survey says there is no agency with responsibility or authority for sinkhole inspections in Florida, and that home inspectors and insurance adjusters are not trained or qualified to determine if there is a sinkhole. When an insurer suspects sinkhole loss, it must have a PE or geologist test (§627.7072).
What does a foundation engineer's report include?
Scope varies, but reports commonly cover the home's history, a visual survey of cracks, a floor-elevation survey, a site and drainage review, soil testing when warranted, and the engineer's opinion on cause with recommended repairs. Ask the engineer to describe the scope in writing first. For structural repairs in Orange County, sealed plans are required when repairs affect structural stability.
What does a homeowner pay for insurer sinkhole testing?
Under Florida's sinkhole statutes, if an insurer denies a claim without testing, the policyholder may demand testing in writing within 60 days and pays 50 percent of the actual cost or $2,500, whichever is less, reimbursed if sinkhole loss is verified. Ask your insurer what your policy covers. This is general information, not legal or insurance advice.
Does a contractor's evaluation replace an engineer's report?
No. Diagnosing the cause of foundation movement is engineering under Florida's chapter 471, and only a licensed professional engineer may do it. A contractor's evaluation is useful for comparing repair approaches and prices, and a contractor may install a repair a PE designed (§471.003(2)(f)). A PE report is worth considering when quotes disagree about the cause.
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