Foundation Repair and Foundation Soils

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How foundation soils affect residential foundations in Florida

What is your home sitting on? The simple answer is the ground. However, the real answer is a bit more complicated than that.

Soils are composed of different ingredients like sand, silt, loam, and clay. These ingredients determine how soils behave under wet and dry conditions and when they need to support weight. Soil characteristics have a major effect on the foundations and other structures upon which they're built.

Our Tampa foundation repair experts understand the differences between soils and the best ways to repair foundation soils depending upon the conditions. If you have any foundation issues in your home, give us a call today or click below to get a free repair estimate! We offer all our services in Saint Petersburg, Tampa, Orlando and the nearby areas.

Sandy soil (left) and sandy loam soils (middle) expand and contract very little with moisture changes. They can be very reliable when supporting a foundation.

Clay soils (right) expand and shrink in volume dramatically with moisture changes and can cause significant foundation damage.

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Moisture and soil: The effects water has on soil and your foundation

Different soil types are affected by moisture in different ways. Each of these three soils reacts to water differently:

  • Sandy Soils

    Water passes through sandy soils rather than being absorbed, making them very stable. Instead of expanding as they absorb moisture and contracting as they dry out, sandy soils maintain a fairly consistent volume and density.

  • Clay Soils

    Soils rich in clay and silt have the greatest potential to damage a foundation. Clay absorbs water easily, expanding in volume as it becomes more saturated. So-called expansive clays can cause foundations to crack, heave and shift.

  • Sandy Loam Soils

    Loamy soils are usually a very stable soil that shows little change with the increase or decrease of moisture temperature.

    The primary concern with foundations built on loamy soils is erosion. When soils underneath your foundation erode, they may begin to be inappropriate strata for sustaining the weight of a foundation and home structure.

Because of the constant cycle of wet and dry periods that occur as the weather changes, certain types of soil can expand and contract indefinitely, subjecting your foundation to settling or expansive stresses that often cause damage.

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The active zone of foundation soils

Your home is resting on many different layers of soil, each with different thicknesses and performance characteristics that can affect a house foundation.

These soils have formed or deposited there over thousands of years — some by water, some by wind, some by glaciers, and some by the contractor who built your home.

Typically, soil layers gain in stability and load-bearing capacity with depth. The surface layer is made up of organic materials, making it easy for plants and other forms of vegetation to grow.

As you go down, you’ll find layers of sand, silt, clay, and loam soils, depending on where you live. Deep below these layers is a layer of bedrock. Bedrock is a layer composed of either rock or very stable, densely packed soils.

The soil you should be most concerned about is known as the active zone immediately around and underneath the house. This soil is most affected by changes in moisture and climate — and the source of most foundation problems. The active zone may vary from a few feet below the surface to more than 30′ below grade, depending on what area of the country you live in.

How does foundation settlement occur?

  • 1. Drying and shrinking of soil

    Foundation soils experience most of their drying and shrinking from two common causes:

    Drought: Prolonged dry periods cause soil to dry out. As we know, when clay dries out, it shrinks. Soil shrinkage beneath a foundation has the same effect as soil settling: It usually causes a section of the foundation to crack and settle into the void or hollow area where settlement has occurred.

    Maturing Trees: The root system of a tree can be up to twice the size of the tree’s canopy. If a tree’s branches extend over your home, there’s a good chance that they extend under your house as well, drawing moisture up from the soil and causing it to shrink significantly.

  • 2. Wetting and softening of soil

    The soils around your foundation experience wetting and softening primarily for these three reasons:

    Heavy Rain & Flood Conditions: As clay soil gets wet, it holds on to water and becomes very soft. This soft soil can be weak, causing the home to shift (or “sink”) down into it.

    Poor Drainage: If water is allowed to stand or pond next to your home, the soil will absorb the water. As it does, the soil can weaken and soften once again.

    Plumbing Leaks & Broken Water Lines: When a home’s plumbing begins to leak under a slab foundation, the soils underneath can begin to become saturated, weakening their supporting capacity.

  • 3. Poorly compacted fill soil

    In order to level a site where a foundation will be built, builders sometimes bring in loose soil from another location to fill depressed or hollow areas.

    This newly moved fill soil is much looser and lighter than the dense, hard-packed virgin soils at the site that haven’t been disturbed — possibly for centuries!

    The fill soil brought in by the builder has to be compacted thoroughly before a foundation is built on top of it. If the soil is not compacted well, it may begin to compress underneath the weight of your new home, creating settlement problems that can damage your foundation.

Tampa Foundation repair contractors proudly serving FL

As a locally owned and operated foundation repair company, LRE Foundation Repair understand the ways that soils in Florida affect the homes they surround. Our team of in-house foundation soil repair and solutions experts here in Tampa are is ready to meet with you to explain what’s happening with your foundation — and how to fix it.

To help you decide, we provide each of our customers with a free, no-obligation foundation repair inspection, in writing, before you spend a dime with us. Each inspection includes an on-site inspection, a personal consultation, and a detailed proposal on how we can work to fix your problem. We proudly serve Saint Petersburg, Tampa, Orlando, Sarasota, Spring Hill, Hudson, New Port Richey, Daytona Beach, and the surrounding areas of Florida. Call us at 1-352-667-7010 or email to get started!

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What To Expect

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We’ll walk you through what we’re seeing in easy-to-understand language so you know the root cause of the issue, not just the symptoms.

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Don't just take our word for it

See what our customers have to say about our work.

When David from High Springs noticed the floors of his historic home starting to sag, he knew it was time to call LRE. 🏠 Our team at LRE Foundation Repair installed the SmartJack System — a durable, adjustable support solution designed to lift, level, and permanently stabilize crawl space floor joists.

Here’s why homeowners trust LRE’s SmartJack system: ✅ Galvanized steel supports that resist corrosion and won’t settle over time ✅ Restores uneven floors to their proper level ✅ Provides permanent stabilization for long-term protection Now, David’s home is stronger, safer, and ready to stand the test of time. Watch to see how LRE helped preserve the integrity of his historic home — and hear what David had to say about his experience!

David V. | High Springs, FL

Norbert’s driveway, walkway, and front porch in Gainesville, FL had settled over time, creating uneven surfaces and serious tripping hazards that had even caused previous injuries. After contacting LRE Foundation Repair, our team lifted and leveled the slabs with PolyLevel and sealed the cracks with NexusPro for long-lasting protection. Norbert was very pleased with the results and our team’s professionalism.

We’re grateful he shared his experience and helped other homeowners learn about reliable, long-term concrete repair solutions

Norbert M. | Gainesville, FL

When Toby bought his new home in Beverly Hills, Florida, he noticed water pooling along the side of his driveway and in front of his garage, caused by the slope directing water toward the house. Our team at LRE designed and installed a custom exterior drainage system to fix the problem for good. We added an enhanced channel drain in front of the garage, connected it to an underground drainage pipe, and tied in the home’s downspouts to safely redirect water away from the foundation.

Now, Toby’s property stays dry and protected — and he couldn’t be happier with the results!

Toby A. | Beverly Hills, FL

Scott and Carrie from Belleview were preparing to sell their home, but noticed that the cracks in their concrete pool deck were discouraging potential buyers. That’s when they reached out to us at LRE for help.

After our Customer Care team scheduled an appointment with one of our expert Design Specialists, we inspected the pool deck and developed a repair plan using our Two-Part Concrete Protection System — combining PolyLevel to lift and level the slabs, and NexusPro to seal the cracks and prevent future damage.

Scott and Carrie were thrilled with the transformation and the professionalism of our team — and they’re excited to share their wonderful experience! 🎥 Watch their story and see how LRE helped restore their pool deck and peace of mind!

Scott & Carrie D. | Belleview, FL

Christine and Scott in Leesburg, FL, noticed significant settlement inside and outside their home, with large cracks in their walls and tile flooring. Seeking a permanent solution, they turned to LRE Foundation Repair. Our team installed helical piers, interior slab piers, and PolyLevel to fully stabilize their home. Now, they have peace of mind knowing their home’s foundation is finally permanently secure.

Christine & Scott R. | Leesburg, FL

After noticing exterior wall cracks and doors that wouldn’t close properly, Mary knew her home needed help. Previous repairs had failed, leaving her without a lasting solution or a company to stand behind the work. In this testimonial, Mary shares how LRE Foundation Repair permanently stabilized her home and restored her peace of mind with proven solutions, lifetime transferable warranties, and double-backed warranty protection.

Mary Anne S. | Brooksville, FL

When Frank in Spring Hill, FL, noticed cracks in his walls, he turned to LRE Foundation Repair. Our Design Specialist confirmed foundation settlement and designed a plan using helical piers and a new exterior drainage system to stabilize the home and redirect water. With the repairs complete, Frank was thrilled with the results. Watch the video to see how LRE restored his home and peace of mind.

Frank N. | Spring Hill, FL

Patrick from New Port Richey noticed water entering through his home’s slab foundation during last year’s hurricanes and contacted LRE Foundation Repair for help. Our team installed a custom exterior drainage system, including a French drain to collect and redirect rainwater to a relief drain away from the home. We also connected his downspouts directly into the subsurface system to stop water from pooling near the foundation. The result? A dry, protected home — and one very happy homeowner.

🙌 Watch as Patrick shares his experience and see how LRE Foundation Repair helped protect his home from future flooding! 🌧️🏠

Patrick G. | New Port Richey, FL

When Terry purchased his new home in Tarpon Springs, his home inspector discovered a serious issue — the floor joists were being supported by makeshift car jacks! 😬 Looking for a long-term solution, Terry reached out to LRE Foundation Repair. Our team installed the SmartJack® System, providing strong, durable, and permanent support for the home’s floors.

Terry was so impressed with the results that he shared his incredible experience with us! 🙌 🎥 Watch his story to see how we helped restore lasting stability and peace of mind.

Terry C. | Tarpon Springs, FL

When Carin and Jon from Tampa, Florida, noticed buckling in the wood floors of their 1950s historic home, they suspected something was wrong beneath the surface. That’s when they called us at LRE Foundation Repair for a complimentary crawl space inspection. In this customer testimonial, hear directly from Carin and Jon as they share their experience—from the first inspection to the final results. Our expert Design Specialist identified major moisture issues in their crawl space, and our team got to work installing the CleanSpace™ Crawl Space Encapsulation System to create a dry, healthy environment under their home. Watch their story to see how we helped protect their home for years to come!

Carin & Jon B. | Tampa, FL

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Before & after photos

Check out before and after photos from some of our completed projects.

  • Concrete driveway repair in San Antonio, FL

    The LRE team utilized our PolyLevel Solution to not only bring the concrete slabs back to an even, safe level but also fill the void underneath and permanently stabilize the driveway.

  • Channel drain solution in Seminole, FL

    The LRE team installed a 4″ channel drain within the pool deck’s concrete to collect rainwater and divert it away from the home through a subsurface drainage system.

  • Crawl space repair in Dunedin, FL

    To repair sagging floor issues, LRE used SmartJacks, made from galvanized steel, and our Crawlspace Encapsulation System to control moisture, air flow, and stabilize the structure.

See all before & after

Proudly Serving Florida

LRE Foundation Repair is the local expert for Foundation repair and concrete repair and more. We proudly service Orlando and all of Florida.

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