Central Florida Soil Conditions and Their Challenges

Unlike northern states where clay or bedrock foundations dominate, Central Florida sits on sandy soils with varying stability. Some areas of Orange, Osceola, and Seminole Counties include pockets of clay or organic soils, which present additional challenges.

Key considerations for slab-on-grade foundations in Orlando and surrounding areas include:

1. Bearing Capacity
   • Sandy soils generally provide moderate bearing strength but require compaction certification to ensure stability.
   • Loose fill or improperly compacted soil can lead to slab settlement and cracking.
2. Water Table and Drainage
   • Florida’s high water table poses unique challenges. Standing water beneath a slab can cause hydrostatic pressure and lead to uplift or erosion.
   • Proper site grading and drainage systems must be in place before construction.
3. Organic Content
   • If topsoil and organic matter are not properly removed, decomposition over time can cause voids beneath the slab.
4. Sinkhole Risk
   • While not a daily concern in Orlando, parts of Central Florida (especially Lake and Polk Counties) have sinkhole activity, requiring geotechnical testing before design.

The Florida Building Code requires soil to be evaluated and compacted to a minimum density before slab placement. Skipping this step is one of the leading causes of structural foundation failure in Florida homes and commercial buildings.

Site Preparation and Grading

A successful slab foundation begins long before the first concrete truck arrives. At Sovanic, Inc., we emphasize site preparation as the foundation of the foundation.

Our standard process includes:

• Clearing and Grubbing: Removing roots, vegetation, and organic material.
• Soil Replacement and Compaction: Installing engineered fill (often sand) compacted to at least 95% of maximum density per ASTM standards.
• Proper Grading: Ensuring the soil slopes away from the foundation with a 5% grade for at least 10 feet, as required by the FBC.
• Termite Soil Treatment: Applying approved termiticides before vapor barriers or reinforcement are placed.

Improper grading is one of the most common causes of water intrusion and slab deterioration. In Central Florida, where afternoon rainstorms are frequent, water management around the slab is critical.

Common Failures in Poorly Built Slabs

Unfortunately, in our 25 years in Central Florida construction, we have encountered countless foundation failures caused by shortcuts. Some of the most frequent include:

• Cracks and Settlement – From inadequate compaction or thin slabs.
• Moisture Damage – Resulting from missing vapor barriers or poor grading.
• Termite Intrusion – Due to skipped pre-treatment.
• Structural Weakness – From lack of reinforcement or low-strength concrete.

These problems are not just cosmetic—they can lower property value, trigger code violations, or cause long-term safety risks.

Why Choose Sovanic, Inc. for Slab Foundations in Orlando

At Sovanic, Inc., we combine engineering knowledge with hands-on construction experience. With a team led by a contractor holding two Master’s degrees in Civil Engineering, our approach goes beyond basic construction—we ensure every foundation meets both Florida Building Code requirements and long-term durability standards.

Our services include:

• Geotechnical soil evaluation and compaction certification
• Engineered slab and foundation design
• Concrete reinforcement and fiber-reinforced solutions
• Full permitting with cities and counties in Central Florida
• Termite treatment and moisture barrier installation
• Legalization of unpermitted or non-compliant foundations

We are proud to serve all Central Florida with high-quality foundation construction services.