How Much Does Foundation Repair Cost? (2024 Pricing)
Typical cost range:
$2,000–$7,500
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The cost of foundation repair typically ranges from $2,000–$7,500, with a national average of $4,500. The cost depends on several different factors like home size, accessibility to the foundation, and soil stability. Ensuring you have a solid foundation is a necessary investment to protect your home’s structural integrity. An unstable or sinking foundation can cause various problems throughout the home that will only worsen with time. A 2021 survey showed that 25% of homeowners would rather sell their homes than fix a problem with their foundation.
We’ve outlined typical home foundation repair costs, types of foundations, how to spot foundation cracks, and more, plus provided money-saving project tips.
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What Is The Average Cost of Foundation Repair?
Overall, the cost of foundation repair tends to be between $2,000 and $7,500, with a national average of $4,500. Many different issues can occur with foundations, some of which are more costly and difficult to repair than others. While you may be able to have very small cracks filled with epoxy for a few hundred dollars, severe foundation problems can run you $15,000–$25,000.
Cracks are one of the most common issues with home foundations and are caused by the building settling or the soil around the foundation putting pressure on it. Cracks in the foundation or changes in soil pressure can cause water damage or bowing walls. Changing weather patterns, erosion, or even nearby tree roots can cause a foundation to begin to sink. Changes in soil pressure can also cause the walls of your foundation or house to bow.
The table below shows what you can expect for different price ranges according to the scope of your foundation repair projects.
| Low End | Average | High End |
|---|---|---|
| $2,000–$4,500 | $4,500–$10,000 | $15,000–$25,000 |
What Are Signs Your Home’s Foundation Needs Repairs?
Spotting the signs early can save you thousands of dollars if you suspect foundation damage in your home. The longer foundation issues persist, the more damage can occur in other areas of your home. Here’s what to look for around the house to identify foundation problems:
Early Signs
Fractures or cracks in the foundation are early signs of damage. However, not all cracks are serious. Vertical cracks, especially small ones, are considered minor. You should patch them to prevent further damage, and the good news is that they’re usually not a sign of more significant problems. Horizontal cracks, on the other hand, are signs of an unstable foundation. These need to be examined by a professional so you can find a permanent solution.
Exterior Signs
If you suspect you may have foundation problems, walk around outside your home and inspect the foundation and exterior walls for cracks. You can also observe whether there’s a gap between the foundation and the soil around it, which may be a sign that the soil has shifted. Keep an eye out for changes in the soil, particularly if you live on an incline, as well as any damp areas or water pooling around your home. Remember that poor drainage is a substantial cause of foundation damage.
Interior Signs
Check the inside of your home and its walls for cracks. There may be more subtle signs, too, like doors or windows that don’t open or close properly and gaps in door frames or between walls. If the walls are bowing, nails may start working out of drywall, and ceilings may begin to warp. An uneven or sinking foundation can cause your home’s flooring to slope, bulge, gap, or crack. Finally, water damage or pooling water in the basement or crawl space can indicate a foundation leak, so you should address them immediately. Check
What Factors Affect the Cost of Foundation Repair?
The type of foundation repair that you need and the issue with your foundation are just two of the factors that determine the price you’ll pay for repairs. Major factors in calculating your foundation repair cost include:
Home Size and Accessibility
It’s no surprise that homes with more square footage have larger foundations and thus tend to cost more to fix. However, the accessibility of your home’s foundation also plays a role in the price of a repair. If the problem area or the whole home is difficult for workers to reach, landscaping may have to be removed and replaced, increasing the overall cost of the project.
Severity of the Issue
Unsurprisingly, minor cracks are much easier and cheaper to fix than a sinking foundation. However, catching any of the types of foundation problems early will save you money. The more severe a home’s structural problems become, the more damage they can cause to the rest of the house. In later stages of foundation problems, you may find yourself having to repair cracks in interior walls and floors as well.
Soil Stability and Foundation Settlement
The phrase “solid ground” may be slightly misleading—soil expands, contracts, and shifts depending on weather and drainage conditions. Some types of soil are more stable than others, and ideally, your house is built on the right foundation type for the soil it’s in. However, foundations built on expansive clay or poorly draining soil could experience more severe settlement. If you find yourself dealing with these soil types, your foundation may require extensive repairs.
Labors, Permits, and Materials
Beyond just the pilings, filler material, polyurethane foam, or waterproofing sealant that go into fixing a foundation, you also have to consider the cost of labor. Work on foundation repair averages around $200 per hour. You may be able to perform minor foundation crack repairs without needing permission from the city, but bigger repair jobs are usually substantial enough to require $75-$150 in permits.
How Much Does it Cost to Repair a Foundation by Type of Repair?
You can fix cracks and leaks with epoxy, concrete, or waterproof materials and improve drainage by installing drains. You can address home leveling and bowing walls depending on the severity and soil type. Underpinning and foundation jacking are expensive methods. The table below shares the average price range for each repair option.
| Repair Method | Cost |
|---|---|
| Foundation Crack Repair | $250–$800 |
| Foundation Jacking | $600–$1,600 |
| Settling and Sinking Foundation Repair | $500–$3,000 |
| Basement Underpinning or Piering | $1,000–$3,000 per pier |
| Foundation Sealing | $2,000–$7,000 |
| Foundation Wall Stabilization | $4,000–$12,000 |
| Bowing Wall Repair | $4,000–$15,000 |
What Are Additional Foundation Repair Costs and Considerations?
Once you’ve determined your foundation issue and type of repair, along with the pricing factors listed above, there are a few more aspects to consider. Foundation repair is one of the most extensive home projects, and some homeowners will also need a soil or structural engineer report, detailed below.
Unexpected problems can also pop up, delaying your timeline or increasing your total price. However, these additional costs aren’t typical for minor repairs.
Soil Report
Even if your home was built on an ideal foundation for the surrounding soil type, the soil conditions may have changed over the years. If they’ve changed substantially, you may need to hire a geotechnical engineer to complete a soil report. These reports usually cost $500–$3,000. While soil reports are typically completed before new construction occurs, they can sometimes provide a better picture of what’s causing the problem with your foundation and how to solve it.
Structural Engineer Report
Structural engineers are consultants who specialize in buildings’ structural integrity. In advanced cases of foundation damage, you may need to have a structural engineer inspect your home and its foundation and write up a report detailing issues and possible solutions. This report can cost anywhere from $300–$1,500.
Unseen Obstacles
As with any substantial home improvement project, you might not know exactly how extensive the job is until you start it. There may be unexpected tree roots or the remains of old repair jobs that need to be cleared away. It’s always a good idea to have at least $1,000–$2,500 extra in your budget to cover these unplanned costs.
How Can You Save Money on Foundation Repair?
Foundation repair is expensive, and you may be tempted to try to cut corners to save money. However, your investment in your home is too important to risk subpar repairs. It’s worth comparing quotes from several local contractors to find a good deal without sacrificing workmanship.
- Ask about less expensive repair methods: Ask if injecting polyurethane foam or epoxy into the cracks is an option instead of more extensive options. Less invasive methods could cost thousands less.
- Fix the root cause: Make sure to fix any drainage or landscaping issues causing the foundation problems. Ensure your drainage system, including gutters and downspouts, properly directs water away from your foundation. Focus on the root cause of the problem with a foundation repair technician in addition to repairing the damage.
- Get a warranty: A reputable company will stand behind its work with a warranty that protects you if any issues arise.
- Get multiple quotes: We recommend you ask numerous foundation repair companies for quotes. Foundation repair can be expensive, so get quotes from several companies before choosing one. Make sure all the quotes are for the same scope of work.
- Negotiate the price: Don’t be afraid to negotiate, especially if you’re getting multiple quotes. Stress your budget constraints and see if they can shave some dollars off their quotes.
- Schedule during the off-peak seasons: Foundation repair companies are less busy in the winter in colder climates. You may get discounted rates if you schedule the work during their slower months.
What Are Common Types of House Foundations?
The type of foundation you have will determine what problems you might face and how to best solve them. The most common types of foundations include a concrete slab, crawl space, cinder block and brick, basement, and pier and beam.
Concrete Slab
Homes with concrete slab foundations don’t have basements or crawl spaces but can still have moisture issues. Note that all slabs have the potential to crack but that this isn’t necessarily a sign of foundation failure. Check out our article on how to repair cracks in a concrete foundation for more information
Crawl Space
Crawl spaces are built of a perimeter foundation of either concrete or block and may have a wood wall built on top of them to increase height. The minimum height of a crawl space is 18 inches between the dirt and the bottom of the floor joists but it may be taller by building taller walls or even excavating dirt. This unfinished, unheated space may house a furnace or pipes for the house and even act as storage space. A properly built crawl space is well-ventilated to prevent moisture from building up and causing problems beneath the house. Crawl space foundation issues may be easier to address since there’s space to access both sides of the foundation.
Cinder Block and Brick
A foundation may comprise cinder blocks or bricks with mortar in between. For strength, the blocks are laid in an overlapping pattern and grouted with concrete.
The blocks may also have steel rods called rebar embedded vertically, horizontally, or both ways to resist the stresses on the wall. A foundation made of cinder blocks or bricks with mortar may crack, leak, or bow along mortar lines. Extensive waterproofing and sealing is required to prevent moisture. Steel or carbon fiber can reinforce the blocks’ stability, but you should fix drainage issues first.
Basement
A full basement foundation is one of the most expensive types to build, involving the most excavation and construction. However, a basement also expands the home’s livable area and is more suited to climates where the ground freezes in the winter.
Foundation footings support it under the perimeter of the space that extends into the ground deeper than the frost line. Unfortunately, basement foundations are some of the most expensive to repair.
Pier and Beam
Pier and beam foundations, also known as post and beam, foundations allow a home to sit several feet above the ground, creating an open-air crawl space that protects the home from moisture and flooding. It also allows easier access to plumbing pipes and electrical wires.
The piers, made of metal, concrete, wood, or brick, will rest on a concrete footing dug into the soil. They get connected to support beams, which are, in turn, connected to the floor joists.
What are the Benefits of Foundation Repair?
Foundation repair has several benefits worth considering. Primary perks of foundation repair include:
- Protects your investment: In addition to fixing a number of problems throughout the house—like windows or doors that don’t open or close easily—you’ll prevent even more costly repairs down the road.
- Can secure a higher selling price: You’ll have to disclose this to any potential buyers, but your home will sell for a higher price than it would if it had unaddressed foundation problems. Additionally, many repair companies can issue a warranty that’s transferable to the new owner.
- Peace of mind: It can be taxing to worry about the stability of your home’s structure. Getting expert help can offer homeowners comfort that their house is on solid footing.
- Protects from flooding and home damage: Over time, foundation problems can cause an unnatural slope in your yard and even begin to warp the interior features of your home. Opting for foundation repair in the early stages of damage can help to secure your property.
Can you Repair Your Foundation Yourself?
Most of the time, you can’t attempt foundation repair on your own. If you find small, vertical cracks no wider than one-eighth of an inch, you can purchase epoxy and try to seal them yourself. However, larger cracks need to be assessed by a professional at the very least. Foundation repair companies often provide free inspections of potential problems.
Even experienced home improvement enthusiasts won’t have the necessary equipment to address serious foundation issues. A sinking foundation may require the whole house to be held up on jacks, and heavy machinery may be needed to excavate the area around the home to access the foundation. Although it may be expensive, hiring a professional contractor to fix your foundation can keep the problem from worsening or causing damage to the rest of the house.
Professional Foundation Repair
When and why is it better to use professional foundation repair companies? Below, we outline common foundation problems that are difficult to fix yourself. As an example, we’ll explain how Groundworks, a top foundation repair company, would handle the situation.
- Basement waterproofing: If you have a leaking basement wall or notice a musty smell in your basement, contact Groundworks to get a foundation repair technician to assess the situation. Based on their expertise, Groundworks creates a plan of action to remove excess moisture from your basement and then waterproof the area to prevent further basement water damage. Some solutions include a sump pump and dehumidifier installation, which professionals can install for you. Other options include adding a new basement drainage system to your home or investing in the cost of installing a new egress window. Additionally, they may recommend sealing basement walls with specialized coatings to further enhance waterproofing and protect against future leaks.
- Concrete lifting: Like its other foundation repair services, Groundworks provides professional foundation repair technicians to assess any concrete cracking or sinking you notice. However, unlike some DIY options for concrete lifting like mud jacking, Groundworks has access to polyurethane injections, which are less time-consuming, invasive, and expensive. It takes a professional to understand how to use this mixture correctly, but you’ll be able to use your driveway or other concrete surfaces just 15 minutes after installing the polyurethane foam.
- Crawl space repair: When you opt for a professional foundation repair company to handle crawl space repairs, you won’t have to crawl around a dangerous and uncomfortable space to handle this sensitive repair. Groundworks offers many solutions to crawl space repair such as dehumidifier and drainage system installation. In addition, the company provides more complex repairs, such as crawl space encapsulation with its meticulously designed CrawlSeal vapor barrier. These repairs can prevent future foundation issues due to moisture.
- The best reason to hire a professional foundation repair company like Groundworks is to obtain a structural engineering report on your home’s foundation problem. This approach can avoid costly errors.
Based on your report, professional companies like Groundworks will offer solutions that are not typically DIY-friendly, such as helical pier installation and carbon fiber wall reinforcement. These solutions require expertise and careful execution to keep you and your family safe, so we recommend you use a professional for your foundation repairs.
Is Fixing Your Home’s Foundation Worth It?
Yes, fixing the foundation of your home is very important and is worth the cost to prevent further damage. You want to handle any foundation issues fast. Issues like cracking or uneven floors get worse and more expensive over time, so you should address any danger signs immediately. Foundation repair may be costly, but you’ll protect your home’s stability and resale value by resolving any issues.
We recommend you get multiple quotes to determine the best course of action based on your budget and required repairs. Our tool below helps you contact reputable a foundation repair contractor in your area using just your ZIP code and basic information.
FAQs About Foundation Repair Cost
What’s the difference between hydraulic and helical piers?
The difference between hydraulic and helical piers lies in their purpose. Helical piers are hollow, threaded pillars that are fairly easy to screw into the ground with little soil disruption. Hydraulic piers, also called push piers, are smooth pillars that must be driven into the ground by a powerful hydraulic pump. They’re more often used beneath industrial buildings rather than homes.
Does homeowners’ insurance cover foundation repair?
Unfortunately, foundation repair is generally considered a part of regular home maintenance as it occurs over time and isn’t covered by insurance. However, in some situations where the foundation is damaged as a result of an event that is covered by insurance, like a burst pipe or a fire, foundation repair may be covered.
What is the best foundation repair method?
There is no one best foundation repair method. A structural engineer should assess the damage and recommend the right approach for your situation. Mud or slabjacking, steel piers, and wall anchors are common, cost-effective solutions for minor to moderate foundation settling. Because each home is unique, we recommend you seek an inspection from a structural engineer to learn which repair methods are best for your home.
What is the best time of the year for foundation repair?
Spring and summer are ideal in most climates for foundation repair. The ground is drier and firmer, which allows heavy equipment to better access the foundation and surrounding area. The weather is also more predictable for the drying time of materials.
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