Questions, answered honestly

It depends almost entirely on scope, and published national averages are close to useless for your specific house. A single failed pier and a full foundation replacement are different jobs by an order of magnitude. What drives the number is how much of the structure is affected, how bad the damage already is, how hard the crawl space is to work in, and what has to be done below grade. We inspect, then give you an itemized written estimate so you can see exactly what each item costs.

Usually not, but it depends on the cause. Standard policies generally cover damage from a sudden covered peril and generally exclude settlement, wear and tear, neglect, faulty construction, and insect damage. Flood damage typically requires separate flood coverage. Your carrier makes that determination, so read your policy and ask them directly.

Plenty of people do, and it can be a good deal, but only if you know the real number before you close. Get a specialist inspection during your inspection period, get the repair itemized in writing, and use it to negotiate or to walk. A documented repair by a licensed contractor generally protects the home's value. Going in blind is the part that goes badly.

The common signs are floors that slope or feel bouncy, several doors or windows racking the same direction, cracks that keep reopening after you patch them, gaps at baseboards, and a musty smell or standing water in the crawl space. Any of those in an older home is worth having looked at, because the repair gets more expensive the longer the structure keeps moving.

Call and ask, since it depends on the home and what you need. What you get is a real written report with issues itemized and priced, and an honest answer if the structure turns out to be sound.

Most pier and beam repairs take days rather than weeks. A full foundation replacement takes considerably longer. You get a timeline along with the written estimate.

An engineer designs and certifies, a contractor diagnoses and repairs. For most residential pier and beam problems in Tampa Bay, a qualified contractor inspection is what you actually need. If your situation calls for an engineer's letter, we will tell you instead of talking you out of it.

If there are crawl space vents along the exterior wall near the ground and the finished floor sits noticeably above grade, it is almost certainly pier and beam. If the floor sits close to grade with no vents, it is likely a slab. Most older Tampa and St. Pete homes are pier and beam, which is our specialty.

Some are. Hairline drywall cracks and old settlement that has stopped moving are common in any house. The ones worth attention are diagonal cracks from the corners of doors and windows, cracks that reopen after patching, and cracked tile running in a line. Pattern matters more than the existence of a crack.

Mostly moisture and time. High humidity and water tables, sandy and shifting soils, poor drainage against the house, and termites all work on the structure under an older home. In pier and beam houses the failure usually starts with a crumbling footing, a pier that stops bearing, or a beam weakened by rot or insects.

It depends on the cause and how far it has gone. A slight slope in a hundred year old house is common. A floor that is actively dropping, feels springy underfoot, or sits above framing that is soft to a screwdriver is a different matter and should be looked at soon.

Structural work generally requires permitting, and as a state certified building contractor we do permitted, code compliant work. Beware of anyone proposing structural repairs specifically to avoid pulling a permit, because unpermitted structural work becomes your problem at resale.

Ask for the license number and look it up through the Florida Department of Business and Professional Regulation. Ours is CBC1265093, a State Certified Building Contractor license. Any contractor who is uncomfortable being asked has told you something useful.

Warranty terms vary by contractor and by the type of repair, so get whatever is offered in writing as part of the estimate rather than as a verbal promise. We will go over what applies to your specific job before you commit.

Often, yes, and that is one of the practical reasons we itemize. If the budget will not cover everything at once, we will tell you honestly what is urgent and what can reasonably wait.

Yes, we do them regularly. If a number felt high or the pitch felt like a close, have someone else walk the same crawl space. Sometimes we confirm the first assessment and sometimes we find the scope was much bigger than the house needed.

Tell us the deadline when you call. We work seven days a week, 7am to 10pm, and keep prompt availability specifically because inspection periods are short.

Vinny Melini, the owner. He does the inspection, writes the report, and stands behind the repair, so the person who tells you what is wrong is the person accountable for fixing it.