Foundation Repair
Contractor Miami
Post-tensioned slab repair, helical pier underpinning, sinkhole remediation, and grade beam restoration. Bonded GC. Florida-registered PE. Engineer-stamped from structural assessment through county permit closeout.
Miami-Dade · Broward · Palm Beach · SB 4-D Findings · DOD Performance on Record
The Problem
South Florida Foundations Fail Differently.
South Florida's combination of organic coastal soils, karst limestone, a water table that sits 2–4 feet below grade, and a post-tensioned slab inventory that dominates the high-rise market produces foundation failures that don't occur in most of the country.
Identifying the failure mechanism — not just the visible crack or settlement — determines the correct repair. Surface patching a PT cable failure or grouting over an organic soil subsidence problem does not resolve the finding and will not satisfy a county closeout.
When a milestone inspection identifies foundation deficiencies — grade beam spalling, rebar corrosion, or PT cable failure — BAM carries the structural engineer of record, pulls the repair permit, and delivers the county-accepted closeout that formally resolves the finding. One contract. No owner coordination between engineering and contracting firms.
Repair Method Load-Transfer Capacity
REPAIR DESIGN SERVICE LIFE
Repair Scope
What BAM
Repairs.
What BAM Permits.
One bonded GC contract covers structural assessment, PE-stamped drawings, permit procurement, and county-accepted closeout — no handoff between engineer, contractor, and permitting agent.
Post-Tensioned Slab Repair
Broken PT cable replacement, anchor head repair, corrosion-inhibiting grout injection, and void filling under live post-tensioned decks. The most common foundation failure in South Florida's coastal high-rises.
Helical Pier Underpinning
Driven helical pier systems for settlement correction and load transfer to competent bearing strata. PE-designed to site-specific geotechnical data — not a standard depth chart from a catalog.
Grade Beam Restoration
Spalling repair, rebar corrosion treatment, concrete jacketing, and full section replacement on grade beams and foundation walls. Includes chloride profiling to confirm repair extent before scope is finalized.
Sinkhole & Void Remediation
Compaction grouting and pressure grouting for karst voids, dissolved limestone cavities, and organic soil subsidence. Ground-penetrating radar confirmation included before and after remediation.
Foundation Waterproofing
Positive-side and negative-side waterproofing systems, crystalline admixture treatment, and drainage board installation. Critical for slabs-on-grade in South Florida's high water table environment.
Pile Cap & Pedestal Repair
Concrete restoration and rebar treatment on pile caps, column pedestals, and load-transfer elements. Includes bearing pad replacement and epoxy grouting for column base plates where load path requires it.
Diagnosis
Failure
Mechanism First.
Then the Repair Scope.
South Florida's geology produces failure modes that require site-specific investigation before any repair scope is finalized. The mechanism determines the method.
Common Failure Mechanisms
Investigation Methods BAM Uses
Our Process
Assessment
to
Final Inspection
One licensed GC manages every phase. One permit. One engineer of record. One closeout package.
Geotechnical & Structural Assessment
Florida-registered PE reviews as-built drawings, performs on-site survey, and coordinates soil borings for bearing capacity and organic layer depth. For PT slabs, cable mapping and anchor inspection are included. The assessment identifies the failure mechanism — not just the visible symptom.
PE-Stamped Repair Design
Structural drawings produced in-house — not outsourced to a third-party engineer. For underpinning, design includes pier layout, load schedule, and installation sequence to protect occupied structures from differential settlement during the repair phase.
Permit Procurement
BAM submits to the county building department as the licensed GC and permit applicant. For sinkhole remediation, FDEP notification may apply. The owner does not interface with the building department — BAM manages all RFI responses and plan revisions through final approval.
Phased Repair Execution
For occupied structures, repair is sequenced to maintain safe access and structural load paths throughout construction. PT cable replacement is performed in live-load stages with PE observation at each tendon sequence. Settlement monitoring logs are maintained and delivered at closeout.
Engineer Certification & Closeout Package
PE certifies completed repairs per stamped drawings. County final inspection obtained. Closeout package includes permit sign-off, PE compliance letter, as-built drawings, test reports, warranty, and lien waiver — delivered to the property manager and uploaded to the county portal where required.
Regulatory
Three
Counties.
One Bonded GC.
Foundation repair permit requirements vary by county. BAM holds active licensure and permit history across all three South Florida counties and knows each regulatory layer before the application is submitted.
SB 4-D foundation scope — 25-year coastal threshold. DERM review for sites near tidal canals. Miami limestone karst risk — GPR investigation is standard practice before grouting.
SB 4-D — 25-year coastal / 30-year inland milestone threshold. Broward Building permit experience for foundation repair. SFWMD coordination for sites with drainage system impact.
SB 4-D 30-year inland threshold — most PBC properties. Intracoastal proximity adds SFWMD ERP layer. Loxahatchee area carries elevated organic soil settlement risk.
When a milestone inspection finds foundation deficiencies — grade beam spalling, rebar corrosion, PT cable failure — the county requires a licensed GC to pull the repair permit and deliver a PE-certified closeout package. A specialty repair contractor cannot satisfy that requirement. BAM is licensed, bonded, and carries its own structural PE — one contract resolves the finding from assessment through county sign-off.
Why BAM
One GC.
Engineer on Staff.
DOD Performance on Record.
FAQ
Common Questions
Post-tensioned cable stress corrosion cracking is the most common structural foundation failure in South Florida mid- and high-rise buildings. PT cables are highly susceptible to chloride-induced corrosion in coastal environments — the failure gives no visible warning and presents as sudden cable fracture under load. A building that passes a visual inspection today can have an active tendon failure within 60 days. Only cable-by-cable sounding and anchor head inspection identifies at-risk tendons before failure occurs.
Structural foundation repair in Florida requires a licensed General Contractor (CGC or CBC) as the permit applicant. A specialty contractor cannot pull the building permit for structural work. When SB 4-D milestone inspections identify foundation deficiencies, the county requires a licensed GC to pull the repair permit and deliver PE-certified closeout documentation. BAM is licensed, bonded, and carries its own structural PE — we satisfy all three phases under one contract without the owner coordinating between separate firms.
Yes — helical pier underpinning is one of the few foundation repair methods that can be performed in occupied structures. The installation equipment is compact, vibration is low, and piers are installed in a sequenced pattern that keeps the structure stable throughout. Our PE designs the installation sequence to maintain load path integrity at every stage. Settlement monitoring logs are maintained throughout construction and delivered as part of the closeout package. Access is limited to the work zone — residential units or commercial tenants above are not required to vacate.
Karst void remediation starts with ground-penetrating radar (GPR) to confirm void location, depth, and extent before any grouting begins. We use compaction grouting to fill existing cavities and consolidate loose overburden — no excavation required, no need to remove the structure above. Post-grouting GPR confirms void closure before the engineer certifies the repair. For sites near Biscayne Bay or tidal waterways, FDEP notification may apply. BAM prepares and manages all regulatory submittals as part of the project scope.
The BAM closeout package includes: county final inspection sign-off, PE compliance letter certifying repairs per stamped drawings, as-built drawings, all material test reports (concrete cores, grout strength, etc.), settlement monitoring logs (for underpinning projects), contractor warranty, and a fully executed lien waiver. For SB 4-D milestone findings, the package is formatted to satisfy the county's requirement for formal resolution of the inspection deficiency. For insurance claim-driven repairs, we can structure the documentation to support the insurer's claims process.
Get Started
Request a Foundation Assessment
PE-reviewed within 1 business day. Failure mechanism, repair scope, and permit timeline at no obligation.
Inquiry Received
Our structural team will review your project and respond within 1 business day.
Questions? Call (941) 204-3306
Licensed · PE Stamped · SB 4-D Findings · DOD Performance
Foundation
Settlement
Needs a Bonded GC.
Not a Patch Crew.
A specialty contractor can fill a crack. Only a licensed, bonded GC can carry the structural engineer of record, pull the foundation repair permit, and deliver the county closeout package that resolves a milestone finding or satisfies an insurance claim requirement.
SAM.gov Registered · Miller Act Bonded · DOD Performance Record