Bring a short, location-based record
Mark each concern on a simple property sketch. Use the same photo positions when comparing changes, and keep dates on the original files. On a Vero Isles canal lot, record the canal-facing wall separately from street or yard drainage concerns.
- Property address and parcel ID.
- Previous survey, permit drawings and repair invoices.
- Photos of cap cracks, open joints, settlement or movement from safe ground.
- The decision you need to make: purchase, repair scope, maintenance or replacement.
Ask what the crack changes
Record where a crack is: cap, panel, joint or connected slab. Ask whether it affects the load path, allows soil loss, or calls for monitoring. A cosmetic description should not substitute for an explanation of the structural role.
- Does the report distinguish old cracking from active movement?
- Are reinforcement, panel connections or concealed supports outside the visible scope?
- What additional investigation would change the recommendation?
Separate missing soil from a surface depression
A low patch of lawn does not identify the escape path. Ask the assessor to consider the wall joints, drainage outlets, utility trenches and retained ground together. Keep people and equipment away from a suspect edge until access is assessed.
| What you noticed | Question for the assessor |
|---|---|
Hole or gap behind the cap | Where could the soil be leaving, and what evidence supports that? |
Settled patio or lawn | Is the movement limited to surface fill or related to the retaining structure? |
Persistent wetness | Does the drainage route remain functional under high lagoon water? |
A useful finding separates observation from diagnosis
Example of a clearer report entry
Observation: a depression behind the north end of the cap, photographed and marked on a sketch.
Unresolved: whether the depression connects to a wall joint, drain or another path. Concealed anchors were outside the visual inspection.
Next step: identify the investigation needed to establish the cause before pricing fill or structural work. This is an example of report organization, not a diagnosis of your property.
A report can be useful even when it cannot answer everything on the first visit. The important distinction is between a confirmed condition, an inference and something that was not inspected. For a purchase or association decision, make sure the intended reader and permitted use of the report are agreed in advance.
Movement needs more than a new surface finish
A leaning wall, displaced cap or changing joint alignment warrants a structural conversation. Ask whether a survey, underwater observation or investigation of the anchors and retained ground is needed. Do not treat fresh concrete or foam as proof that movement has stopped.
Separate storm observations from a damage conclusion
Keep before-and-after photographs and the time of the observation. Describe what changed without assigning an insurance cause yourself. A professional can define the assessment scope; your insurer decides coverage under the actual policy.
Use the storm record checklist and the insurance questions together.
Ask for a report another person can use
- Identify the sections inspected and areas that could not be accessed.
- Explain the recommended repair and the evidence behind it.
- List additional investigation, survey or design needed.
- Separate urgent access restrictions from future maintenance.
- Provide a marked-up location plan and dated photographs.
If the work changes the structure, take the recommendation into the local permit process. The county/city checklist asks for structural plans matching the survey.
Show sourcesHide sources
- MGO permit systemSource reviewed 2026-10-26
- Survey and structural drawingsSource reviewed 2026-10-26