***If there is a risk of physical harm, please call your local law enforcement agency.***
Many common questions involving sinkholes are answered by the FAQs below. Should you have additional questions, you may call the FGS Sinkhole Helpline at 850 245-2118. NOTE:, this is a helpline provided to:
(Again, if your situation is an emergency, please call your local law enforcement agency.)
For insurance questions, please contact the Dept. of Financial Services - Division of Consumer Services.
For information about your rights as a renter or a landlord, review the Dept of Agriculture & Consumer Services' Landlord and Tenet Law in Florida web page.
For an assessment, please contact a certified home inspector or foundation specialist in your area.
For a quick reference guide, review FGS Leaflet No. 20, A Homeowner's Guide to Sinkholes in Florida. Note, the FAQs below provide more detailed answers than found in FGS Leaflet 20. Reviewing both is encouraged.
How do I find which of Florida’s Statutes involve sinkholes?
Where can I find available subsidence incident information for a specific area?
Is there a safe area of Florida in which to live with no chance of sinkholes?
A sinkhole just opened in the middle of my street ... who should I call?
A sinkhole opened in my next door neighbor's yard ... should I be concerned?
Is there a government agency available to help fix a hole on my property?
How do I fill in a sinkhole, and do I need a permit to do so?
Is there any way to have my property evaluated as to the risk of a sinkhole forming?
I am buying a house with a repaired sinkhole under the foundation. Is this safe?
I am buying a new home and I want to know if there is a sinkhole disclosure law.
1. Why do sinkholes form? back to top
Sinkholes form in karst terrain principally from the collapse of surface sediments into underground voids and cavities in the limestone bedrock. Slightly acidic groundwater slowly dissolves cavities and caves in the limestone over a period of many years. When the cavity enlarges to the point that its ceiling can no longer support the weight of overlying sediments, the earth collapses into the cavity. Alternatively, when surface sediments ravel downward, instead of collapsing, into cavities a bowl-shaped depression forms at the surface, usually over a considerable period of time. Well drilling data suggests that much of the underlying bedrock in Florida contains cavities of differing size and depth. However, very few ever collapse and directly affect roads or dwellings.
Karst terrain is a type of topography formed by dissolution of bedrock in areas underlain by limestone and dolostone, or, as in some states, gypsum and salt. Such terrain has underground drainage systems that are reflected on the surface as sinkholes, springs, disappearing streams, or caves. The term karst, therefore, refers to the terrain, and the term sinkhole is one of the types of drainage features found in that terrain. Other subterranean events can cause holes, depressions, or subsidence of the land surface that may mimic sinkhole activity. These include subsurface expansive clay or organic layers that compress as water is removed; decomposing stumps or organic debris; collapsed or broken sewer and drain pipes or broken septic tanks; improperly compacted soil after excavation work; or decomposing or compressed buried trash and other debris. Commonly, a reported depression is not verified by a licensed professional geologist to be a true sinkhole, and the cause of the subsidence is not known. Such an event is called a subsidence incident. The Florida Geological Survey maintains and provides a downloadable database of reported subsidence incidents statewide. While this data may include some true sinkholes, the majority of the incidents have not been field-checked and the cause of subsidence is not verified.
In Florida you might see solution sinkholes, cover-subsidence sinkholes or cover-collapse sinkholes. The first of these three, solution sinkholes, usually occur where there is little or no sediment cover over the limestone. The rock is readily dissolved away at or near the ground surface or along joints or other openings. Cover-subsidence sinkholes are located where thick permeable sediments cover the limestone. In this case, the void in the rock is filled by sediments raveling downward from above. Eventually, the ground surface often shows a gentle circular depression. If a relatively thick layer of impermeable sediments covers the limestone, there may not be a surface expression of a subsurface collapse. Cover-collapse sinkholes occur where sediments overlying the void in the rock suddenly collapse, creating a hole at ground surface.
Generally speaking, karst terrains are not newsworthy items. Typically, it is only when a road or house happens to be located above developing karst features, such as a sinkhole, that headlines are made. Since much of Florida is karstic in nature, these same processes are continually taking place. As such, there is a degree of risk living on karst. However, most people will never be affected by a developing karst feature and accept the risk as one price to pay for living in the sunshine state.
2. How long does it take for a sinkhole to stop growing? back to top
When an underground cavity enlarges to the point that its ceiling can no longer support the weight of overlying sediments, the earth suddenly collapses into the cavity. The initial hole that forms may continue to grow over a period of minutes to hours to days depending upon the size and scale of the sinkhole. Slumping of the sediments along the sides of the sinkhole may take approximately a day’s time to stop. Erosion of the edge of the sinkhole may continue for several days, and heavy rainfall can prolong the stabilization. In the less catastrophic cover-subsidence type of sinkhole, sediments slowly ravel into underground voids in the bedrock. A bowl-shaped depression forms at the surface, typically over longer periods of time (sometimes as long as years and much longer).
3. How do I find which of Florida’s statutes involve sinkholes? back to top
Search Florida statutes to look up which involve sinkholes. Type sinkhole into the blank box to the right of the words "Search Term" and click search. The results page will list every statute in which the word "sinkhole" is found. The word "sinkhole" will be highlighted in yellow either on that page or on the page that the specific page the statute number links to. The majority of the linked statutes will focus on laws involving insurance and sinkholes. For state laws involving sinkholes and insurance, see Florida Statute 627.706.
4. Is there a database showing all sinkholes in Florida? back to top
No such database exists within any government agency or private company. The Florida Geological Survey does maintain a database of reported subsidence incidents. This database presents only those incidents reported by observers. Although the data may contain some true sinkholes, most have not been verified by professionals and are collectively called subsidence incidents. The reported incidents tend to cluster in populated areas where they are readily seen and commonly affect roads and dwellings. However, numerous subsidence features may also occur in fields and forests, many of which go unseen or are seen and are unreported. The reported data only covers from 1954 to present.
5. What is a subsidence incident report? back to top
Sinkholes are closed depressions in areas underlain by soluble rock such as limestone and dolostone, or, as in some states, gypsum and salt. Sinkholes form when surface sediments subside into underground voids created by the dissolving action of groundwater in the underlying bedrock.
Other subterranean events can cause holes, depressions or subsidence of the land surface that may mimic sinkhole activity. These include subsurface expansive clay or organic layers that compress as water is removed; decomposing stumps or organic debris; collapsed or broken sewer and drain pipes or broken septic tanks; improperly compacted soil after excavation work; or decomposing or compressed buried trash and other debris. Often a depression is not verified by a licensed professional geologist or engineer to be a true sinkhole, and the cause of subsidence is not known. Reports of such events are called subsidence incidents.
6. Where can I find available subsidence incident information for a specific area? back to top
You can find this information in the Subsidence Incident Reports data located on the Florida Department of Environmental Protection's Map Direct website or DEP's GIS Open Data Portal. Additional information can be found on the subsidence incident reports page.
7. Is there a safe area of Florida in which to live with no chance of sinkholes? back to top
Technically, no. Since the entire state is underlain by carbonate rocks, sinkholes could theoretically form anywhere. However, there are definite regions where sinkhole risk is considerably higher. In general, areas of the state where limestone is close to surface or areas with deeper limestone but with a conducive configuration of water table elevation, stratigraphy, and aquifer characteristics have increased sinkhole activity.
The only way to ensure that you don’t purchase property that might be susceptible to sinkhole activity is to not buy property in a karst region. Karst refers to landforms that develop due to the dissolving away, over geologic time, of geologic materials near the surface. In most cases, that material is limestone. Learn about the local geology in an area you are considering purchasing land in and find out if it is a karst region.
8. What happened to the Florida Sinkhole Research Institute (FSRI)? back to top
The Florida Legislature discontinued FSRI funding in the early 1990s, and its database was transferred to the Florida Geological Survey (FGS), the database's original curator prior to FSRI. A brief history is outlined below.
Since its inception in 1907, the Florida Geological Survey has gathered data on Florida karst (sinkholes, caves, springs, etc.). This information is primarily used to more fully understand the unique relationship between karst and the state’s groundwater resources and aquifer systems.
In 1982, the Florida Sinkhole Research Institute was created at the University of Central Florida in Orlando. At that time, all FGS sinkhole data files were transferred to the FSRI. One of their duties was to compile and tabulate this information and convert it to a computer database. When the Florida Legislature discontinued FSRI funding in the early 1990s, the FSRI ceased nearly all operations. After that, the database was returned to the FGS and reformatted. Selected portions of the reformatted data were published in 1994 as FGS Open File Report 58, “FLORIDA SINKHOLE INDEX.” The data is currently available as subsidence incident reports in several different formats from DEP's Map Direct website or DEP's GIS Open Data Portal. The FSRI is still associated with the University of Central Florida and the College of Civil and Environmental Engineering although it is not formally maintained and has no formal members, duties or contacts.
To better understand karst processes and the features associated with it, the FGS published Special Publication 29, "Karst in Florida." The publication explains the various aspects of Florida karst in an easy-to-understand manner for the non-scientific community and as a tool for teachers to use in the classroom. Other FGS publications that discuss karst in Florida include OFR-58, mentioned above, and Map Series 110, which explains sinkhole types, their distribution and development.
The 1992 Florida Legislature mandated that a study of sinkhole insurance issues be conducted. The study was completed by the Florida State University Center for Insurance Research under the direction of the Florida Department of Insurance. The report, Insurance Study of Sinkholes, was submitted to the department in December 1992 and subsequently to the appropriate Legislative committees.
Two chapters of that report were reproduced by the Florida Geological Survey as Open File Report 72, in response to interest from governmental agencies, the public and the professional community. Chapter V deals with “Claims Standards.” It was determined during the course of the study that a listing of typical standards used by professional geologists or professional geotechnical engineers was needed to offer guidance regarding what a competent geological assessment of a site should consider to determine if karst processes are responsible for observed features. Chapter V is titled “Examination of the Establishment of Minimum Standards for the Evaluation of Sinkhole Claims.”
Chapter VI addresses the state's need for an ongoing research resource to understand and characterize sinkhole occurrences and to create a central clearinghouse for the collection of sinkhole data and for its dissemination to the public. The chapter titled “Need for an Ongoing Research Resource” includes input from four state university geology departments and the Florida Geological Survey.
The intention of the reproduction of these chapters into an Open File Report was to make it easier for the public to obtain the results of the “Sinkhole Standards Summit,” which was organized by the authors and attended by geologic experts from throughout the state. Their resulting consensus is presented in Chapter V of the report.
Following a second "Sinkhole Standards Summit" in 2004, Florida Geological Survey Special Publication 57, "Geological and Geotechnical Investigation Procedures for Evaluation of the Causes of Subsidence Damage in Florida," was published in 2005 to provide guidance to companies investigating and remediating sinkholes and sinkhole activity in Florida. This and all of the FGS publications are available at selected libraries throughout the state or from our library at the address shown below. Most may be viewed or ordered online through the FGS publications page.
FGS staff are available at all times to receive calls from the State Warning Point, which is part of the Division of Emergency Management. The State Warning Point acts is a clearinghouse for emergency situations of all types, including sinkholes, throughout Florida. Additionally, selected members of the FGS staff respond to a multitude of requests from the public, state and federal agencies, and consultants regarding sinkhole development or potential.
1. My yard is settling. Do I have a sinkhole? back to top
Perhaps. However, a number of other factors can cause holes, depressions or subsidence of the ground surface. Possible causes include subsurface expansive clay or organic layers that compress as water is removed; decomposing stumps or organic debris; collapsed or broken sewer and drain pipes or broken septic tanks; improperly compacted soil after excavation work; or decomposing or compressed buried trash and other debris. These settling events, when not verified as true sinkholes by professionals, are collectively called subsidence incidents. If the settling is affecting a dwelling, further testing by a licensed engineering firm with a professional geologist on staff or a professional geology firm may be in order. Property insurance may pay for testing, but, in many cases, insurance may not cover damage from settling due to causes other than sinkholes.
2. I think I have a sinkhole in my yard. What should I do? back to top
Small holes often require only filling with clean sand or soil. If the hole is under an insured structure, your property owner’s insurance may cover assessment and repair. Mark the boundaries of the hole; take notes of its dimensions; take photographs; note and photograph changes over time; and keep children and pets away. If the hole is directly impacting a house, and sinking, sagging, or cracking walls are apparent, stay out of the dwelling. Use common sense: If life and property are in immediate danger, call 911. If life and property are not in immediate danger or after you have vacated a property because immediate danger does exist, call you property insurer and report the situation immediately. Insurance companies in Florida have trained people on staff who specialize in sinkholes. In some communities, local government agencies may assist in evacuating the home, assessing damage and reporting the sinkhole. In some counties, the local sheriff’s office or emergency management office render assistance when a home is endangered.
If you have a sinkhole on a large property and it is not actively developing or impacting some activity on the property, it can be left alone. If there is a danger of people or animals falling into the depression, it can be filled with clayey sand, preferred, or any readily available clean fill material or it can be cordoned or fenced off. Do not fill it with organic material or something that could potentially decompose or release potential toxins into the underlying groundwater. Many people have sinkholes on their property that are just part of the natural landscape. If one suddenly appears, we suggest filling it with clayey sand, which will retard water movement. Water flowing into a sinkhole can cause it to expand and become more active. Never throw anything into a sinkhole that could possibly contaminate groundwater.
3. A sinkhole just opened in the middle of my street. What should I do? back to top
The hole should be immediately cordoned off and clearly marked to protect traffic. Contact local law enforcement to report the hazard, and call your city/county road department to initiate repair work. If the road is private, repair of the hole is usually the responsibility of the landowner or property owners association.
4. A sinkhole opened in my next-door neighbor's yard. Should I be concerned? back to top
Although sinkholes in Florida sometimes occur in sets, most are isolated events. The bedrock underlying the state is honeycombed with cavities of varying size, most of which will not collapse in our lifetimes. A quick inspection of your property for any sinking or soft areas might be prudent. Unless the sinkhole is very large and extends to your property, there’s likely to be little reason for concern.
5. Will watering our lawn lower the water table level and thus cause sinkholes to develop in our neighborhood? back to top
Probable triggering mechanisms for sinkhole collapse may include drought, construction terra-forming, blasting, heavy ground loading, heavy rainfall, and heavy groundwater pumping. Private residential wells are typically not sufficient to impact the water table enough to cause sinkholes.
6. What is the sinkhole risk associated with my area? back to top
Unfortunately, there is no ready reference on sinkhole prediction or risk assessment. Because underground cavities are largely undetectable without expensive geophysical surveys or test drilling, little real progress toward this goal has been made. Various private companies have tried developing risk prediction methodologies with very little success. At least one geotechnical company has developed a fee-based risk assessment registry based on an extensive private database of known sinkholes and local geologic conditions, which it provides to insurers. Some Florida insurance companies now utilize this registry to assist with determining sinkhole risk in specific areas.
1. Is there a government agency that will inspect my sinkhole? back to top
No, there is no agency with responsibility or authority for sinkhole inspections in Florida. The Florida Geological Survey receives calls from homeowners all over the state who have had the unfortunate experience of seeing a sinkhole form. The FGS does not have sufficient staff to visit all new sinkholes but does encourage the submittal of a subsidence incident report. The FGS maintains a database of reported subsidence incidences that is available through the FGS website. The FGS offers a "Sinkhole Helpline" (850-245-2118), which enables you to discuss your individual situation with a licensed professional geologist who may make suggestions as to how to handle the situation. In some parts of Florida, the local water management districts may have staff available to check local suspected sinkholes, particularly if they contain water. If a sinkhole is threatening your home, immediately contact your insurance company. Use common sense: If life and property are in immediate danger, call 911. In some counties, staff from the local emergency response offices may advise homeowners on safety and evacuation of homes impacted by sinkholes.
2. Is there a government agency available to help fix a hole on my property? back to top
No, sinkholes on private property are the responsibility of the property owner. In some cases, the owner’s property insurance may cover evaluation and repair of confirmed sinkholes. Actual coverage varies according to circumstances and insurance company policy.
3. How do I fill in a sinkhole, and do I need a permit to do so? back to top
Since anything buried in the earth potentially affects the groundwater, use only native earth materials or concrete for the fill. Broken limestone rip-rap or a concrete plug in the bottom of the sinkhole often helps create a stable foundation for the fill. Above that, add clayey sand to form a barrier that will help prevent water from seeping downward through the hole and enlarging it further. Lastly, add sand and top soil, and landscape to surrounding conditions. Additional fill may be necessary over time as the filled material settles and compresses with time.
In general, no permit is needed to fill a new sinkhole. Sinkholes occurring in wetland areas or sinkholes whose filling would alter surface water flows or contribute to water pollution may require an environmental resources permit (ERP) before filling. This permit application is typically filed with your water management district in Florida or from the respective district offices of the Florida Department of Environmental Protection. District staff will assist in assessing the need for a permit. Should a sinkhole form in any structure that required an ERP to construct, such as a stormwater pond, the property owner is required by the terms of the permit to report the sinkhole to the permitting party. Refer to the ERP permit for who to contact. As many sinkholes are direct conduits to our drinking water aquifers, some care in selection of fill material is advisable. Do not fill a sinkhole with trash, chemicals or other materials that could contaminate groundwater. Natural earth materials such as clean limestone rock, sand and clayey sand are suitable.
4. Can an inspector determine if there is a sinkhole on a property? Can they determine if a property is more likely to have a sinkhole (e.g., land near water, etc.)? back to top
An inspector who is a licensed professional geologist and is trained to recognize sinkhole activity might be able to tell if a sinkhole exists on a piece of property. The problem exists when the sinkhole has not yet developed on the property and it is built on. At a later date a sinkhole can occur and damage the property. It is possible, in some cases, to perform geological tests on a piece of property and assess the potential for sinkhole development. Some of the geological tests may include ground-penetrating radar or resistivity surveys and soil borings. These methods require experts and are costly to perform. It is not possible at this time to predict when and where exactly a sinkhole will develop. Sinkhole activity is greatest when there have been drought conditions for some period of time and then there is a return to normal rainfall. A large rain event can weigh the soil down and can cause sinkholes to form. When the water level in the underlying limestone aquifer is depressed (due to drought or consumptive uses), the void spaces that once held water now are filled with air. Water provides some buoyancy and can keep the overlying geologic material stable. When the void contains air, it is less competent, and when a large rain event weighs down the overburden, it can collapse into the underlying air-filled void.
5. Is there any way to have my property evaluated as to the risk of a sinkhole forming? back to top
Professional geologists and geotechnical engineering consultants with professional geologists on staff can perform a variety of tests to attempt to locate buried cavities that might form sinkholes. These tests may include ground-penetrating radar or electrical resistivity surveys and soil borings. However, test results may be affected by the local geology and elevation of the water table, and are not always conclusive. And in many cases, the cost of a detailed survey is beyond the typical homeowner’s budget.
6. I am buying a house with a repaired sinkhole under the foundation. Is this safe? back to top
A number of engineering companies routinely repair sinkholes. Techniques vary from injection of grout and/or foam into the hole to systems of engineered reinforced plugs, pins and porous concrete. In general, if a repair has been certified by a licensed engineer and completed to the satisfaction of the homeowner’s insurance company, it is likely safe. However, since these are natural systems, there can be no guarantees that a repaired sinkhole will not cause future problems.
7. I am buying a new home and I want to know if there is a sinkhole disclosure law. back to top
Florida statutes (Statute 627.7073 (2)(c)) require that a seller of real property disclose to the buyer only that a sinkhole claim was made against the property and that the claim was paid by the insurer; they must also disclose whether the funds paid were used to repair the insured damage. Statutes may be modified during annual legislative sessions, so it is always prudent to check the most current statutes. See the question above for how to search current statues involving sinkholes. Most real-estate seller disclosure forms used in Florida today include a sinkhole disclosure statement that covers sinkholes and earth movements in general. Sometimes it is overlooked. If it is in question, be sure to ask.
8. Our insurance company has informed us that the area where we are going to purchase property is listed as a sinkhole area. What does this mean? What can we do about it? Should we buy in that area? back to top
Please see the previous question. Certainly the availability of insurance is a major factor for most homebuyers. Current Florida law requires that insurance companies provide catastrophic ground collapse coverage that insures in the event a sinkhole abruptly forms as a visible hole at land surface under an insured structure and damages it based upon specific criteria defined by Florida Statute 627.706. Insurance coverage for sinkhole activity that does not form a visible hole at land surface but does result in damage to the insured structure is an option as a supplementary cost. Insurance companies may vary on their individual requirements, and you should shop around for the best insurance policy that may be available to you. Unfortunately, there is no ready reference on sinkhole prediction or risk assessment. This has made accurate risk determinations difficult and has hampered the formulation of either legislation or an industry standard on this issue. As a result, many insurance companies have relied heavily upon the regional maps showing zones of sinkhole occurrences based on the local geology and historical sinkhole activity, or on private sinkhole data. Any decision to purchase a particular property is highly individual and personal, and should involve not only insurance availability, but also your own personal tolerance for risk and your desire to live in a particular area.
9. I was denied homeowners insurance because there is a sinkhole within a half-mile of my home. What can I do? back to top
Currently, an insurance company has the right to not issue an insurance policy on the basis of sinkholes in the “area” or "within a distance X." The definitions of “area” and "within a distance of X" are subjective, and you may find the definitions vary from insurance company to insurance company. Some companies utilize private sinkhole data to assign relative sinkhole risk. Other companies may have more liberal policies, and you may wish to shop around for other insurance that may be available.
The Florida Office of Insurance Regulation provides a listing of insurance companies writing policies in the different Florida counties.
10. My insurance company has done sinkhole testing at my house but has not released the reports to us. Is there a way to see if a sinkhole report has been filed on my home address? back to top
The FGS SIRs database is comprised of purely voluntary data. Most insurance providers do not send us their sinkhole testing reports or sinkhole insurance claims locations. Since your insurance company had sinkhole testing performed at your residence, you are entitled to a copy of the report. By law (627.7073, F.S.: Sinkhole Reports), “(1) Upon completion of testing as provided in s. 627.7072, the professional engineer or professional geologist shall issue a report and certification to the insurer and the policyholder as provided in this section.” If for some reason you have not received your required copy of the report, there are three avenues you can take to possibly obtain it: 1) contact your insurer; 2) contact the professional engineer/geologist of record; or 3) contact your county Clerk of Court as 627.7073 (2)(a) also requires that the insurer file a copy of the report with the Clerk of Court in the respective county in which the insurance claim occurred.
11. Whom may I call to obtain further information on insurance in Florida or to issue a complaint about my insurance company? back to top
The Florida Department of Financial Services has established a help line. Call 1-877-693-5236 or go online.
Interested in subscribing to DEP newsletters or receiving DEP updates through email?
Sign UpAbout DEP
The Florida Department of Environmental Protection is the state’s lead agency for environmental management and stewardship – protecting our air, water and land. The vision of the Florida Department of Environmental Protection is to create strong community partnerships, safeguard Florida’s natural resources and enhance its ecosystems.
Learn MoreContact
3900 Commonwealth Boulevard