If you’re seeing cracks, feeling uneven floors, or noticing doors that stick, you might be facing a foundation issue. Foundation repair can make any homeowner worry about their bank account, as foundation repair costs around $2,200–$8,100.
We’ve created this guide as a roadmap through the confusing world of foundation repairs. We break down what causes foundation issues, how professionals assess the damage, and what you can expect to invest in keeping your home’s most critical structural element in top shape.
Cost figures based on 2025 Angi pricing data.
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Average Cost of Foundation Repair
Foundation repair typically costs between $2,200 and $8,100, with a national average of $5,100. Various issues can arise with foundations, some of which are more expensive and challenging to repair than others. For instance, very small cracks can often be filled with epoxy for a few hundred dollars, while severe foundation problems may cost up to $30,000.
Foundation cracks are among the most common foundation issues. They are generally caused by the building settling or by pressure from the soil surrounding the foundation. These cracks, along with changes in soil pressure, can result in water damage or cause walls to bow. Factors like changing weather patterns, erosion, and nearby tree roots can cause a foundation to begin to sink. Additionally, fluctuations in soil pressure can cause the walls of your foundation or house to bow.
We explore all of these factors and more below.
Cost by Foundation Repair Type
You can fix cracks and leaks with epoxy, concrete, or waterproof materials and improve drainage by installing drains. These options are more cost-friendly than other leveling techniques. Underpinning and foundation jacking are the most expensive methods. Below is a breakdown of the most popular foundation repair methods and their average costs:
- Foundation lifting and leveling: Foundation lifting is the process of carefully engineering your house back to its proper position. This solution typically costs between $20,000 and $23,000, making it one of the more expensive options. Costs usually range from $3–$25 per square foot. To put that in perspective, leveling a 1,500-square-foot area might cost anywhere from $4,500–$37,500, depending on the complexity of the job and your home’s needs. Some of this changes when leveling a mobile home, though. It’s always best to consult a professional because of these changes.
- Foundation reinforcement and stabilization: Reinforcement strips, typically costing between $4,000 and $12,000 for 12 strips, strengthen your foundation. When addressing reinforcement section by section, expect to invest between $700 and $5,000 per area. Your contractor might recommend either steel or carbon fiber materials. Steel is ideal for serious shifts, and carbon fiber is suitable for minimal bowing. While steel costs more upfront, it’s worth every penny if you’re dealing with severe damage.
- Foundation sealing and waterproofing: This type of repair typically costs $2,300–$7,300. The cost largely depends on whether you need basic sealing or a more comprehensive waterproofing system. Your needs will depend on your specific situation and local weather patterns, so you should consult a professional.
- Mud-jacking and slab-jacking: Professionals can float your concrete back to its proper position by pumping a grout mixture under your foundation. This method typically costs between $550 and $1,450. While it’s easier on your wallet and requires less excavation, it’s not always a permanent solution, especially if your soil tends to be unstable. It’s a reliable fix that might need occasional touch-ups down the road.
- Piering or underpinning: If your foundation needs serious support, piering might be your best bet. This method costs between $1,000 and $3,000 per pier, and it involves installing strong supports deep under your home’s foundation. While the initial investment might be steep, these repairs typically offer a permanent solution, even if your soil continues to shift beneath your home.
Cost figures based on 2025 reports from Angi and Ark Basement Services.
What Factors Affect the Cost of Foundation Repair?
Before you start getting estimates, it’s helpful to understand the key factors that will influence your final bill beyond the repair itself.
Home Size and Accessibility
Your home’s size and how easily crews can access the repair areas play crucial roles in determining costs. Larger homes typically require more materials and labor hours, which directly impacts the bottom line. For example, a 2,000-square-foot home might need twice as many support piers as a 1,000-square-foot home, potentially doubling the cost.
Access challenges can add to your total cost. For example, if crews need to work around mature landscaping or tight spaces between houses or can’t access heavy equipment in your yard, they might need specialized equipment or have to do more work by hand.
Severity of the Issue
Catching foundation problems early usually means simpler, less expensive repairs. A hairline crack caught early might cost $500–$1,000 to repair, while waiting until it has widened and caused structural issues could push repairs into the $10,000–$15,000 range or higher.
The depth of repair needed also significantly impacts cost. Surface-level repairs, like fixing minor cracks or slight settling, typically cost less. Major structural issue repairs that require underpinning or complete foundation lifting can quickly escalate to the thousands.
Soil Stability and Foundation Settlement
Different soil types present different challenges and associated costs. Clay soils, which expand and contract significantly with moisture changes, often require more extensive solutions than stable, sandy soils. Installing a proper drainage system in problematic soils can add thousands to your project, but it’s often necessary to prevent future issues. The depth of the repair needed due to soil issues also impacts costs significantly. Shallow repairs might only require mud-jacking, while deep soil stability issues might necessitate installing piers.
Labor, Permits, and Materials
Labor typically costs around $200 per hour for foundation repair. In urban areas with higher living costs, expect to pay more per hour for skilled foundation repair specialists. Labor rates in rural areas may cost less per hour, but you might face higher travel charges.
Permits, while often overlooked in initial estimates, can add $75–$150 to your project, depending on your location and the scope of work. Some municipalities require multiple inspections throughout the repair process, which will add to the cost.
Material costs vary widely based on current market conditions. For example, steel prices for reinforcement can fluctuate significantly, affecting the cost of piering and stabilization projects. When it comes to materials, quality matters. While it might be tempting to choose less expensive options, using high-grade materials is more cost-effective in the long run.
What Are Signs Your Foundation Needs Repairs?
Knowing how to read signs for foundation issues and understanding when they warrant professional attention is key to cutting back on costs. Addressing foundation issues when they first appear can save you thousands in repair costs down the road.
Early Warning Signs
The earliest signs of foundation problems often seem so minor that they’re easy to dismiss. Maybe there’s a slight tilt in your floor that makes marbles roll to one corner or a hairline crack above your doorway that appeared last spring. These subtle changes are your home’s first attempts to tell you something’s wrong with its foundation.
Pay particular attention to seasonal changes. If you notice doors that stick only during humid weather or windows that become difficult to open during dry spells, your foundation might be responding to soil moisture changes. These early indicators typically mean you’re looking at repairs in the $2,000–$5,000 range rather than major structural work that could cost five times as much.
Exterior Signs
Your home’s exterior often tells the clearest story about foundation problems. Start at ground level and work your way up, just as a home inspector would. Look for horizontal or stair-step cracks in brick or concrete block walls. Cracks wider than 1/4 inch or those that appear to be growing are particularly concerning and should be evaluated promptly.
Watch for areas where the foundation has separated from the ground, creating a visible gap. This separation, sometimes called “rotation,” suggests your foundation is shifting. You might also notice trim that’s pulling away from the exterior walls or corners where walls no longer meet at right angles. If you see water pooling near your foundation after rain, pay extra attention. Poor drainage is often the root cause of foundation problems, and addressing it early can prevent more expensive structural repairs later.
Interior Signs
Foundation problems often reveal themselves inside your home in subtle ways that gradually become more obvious. Diagonal cracks extending from the corners of doors and windows, especially if they’re wider at one end, suggest foundation movement. If you can slip a quarter into a crack, it’s time to call a professional.
Uneven floors might seem like a quirky characteristic of an older home, but they’re often signals of foundation issues. Try this simple test: place a marble on your floor and see if it rolls consistently in one direction. If it does, you’re likely dealing with foundation settlement. Similarly, if you notice gaps between walls and floors or ceilings, particularly ones that seem to be growing, your foundation might be shifting. These gaps often appear alongside other symptoms like doors that won’t latch properly or windows that stick in their frames.
Keep an eye on your baseboards. If they’re separating from the floor or if the gap is larger in some areas than others, your foundation might be settling unevenly. Similarly, if cabinet doors no longer align properly or if countertops have developed gaps against the wall, these could be signs of foundation movement. In bathrooms and kitchens, watch for cracked tiles or grout lines that continue to crack even after repair. These often indicate ongoing foundation movement that needs to be addressed.
Remember, individual signs don’t always mean you have a serious foundation problem. Houses naturally settle and age. However, when you start noticing multiple signs or when existing issues worsen over time, it’s wise to have a professional assessment.
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. 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–$1,000.
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. Compare quotes from several local contractors to find a good deal without sacrificing workmanship. Here are some other strategies you can use to save:
- 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 solve them. The most common types of foundations include concrete slab, crawl space, cinder block and brick, basements, 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. 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 consist of cinder blocks or bricks with mortar between them. 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 are required to prevent moisture. Steel or carbon fiber can reinforce the blocks’ stability, but you should first fix drainage issues.
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 the foundation under the perimeter of the space that extends into the ground deeper than the frost line. Basement foundations are among 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 basement 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:
- Protects your investment: Fixing several problems throughout the house—like windows or doors that don’t open or close easily—will 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.
- Offers 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 1/8 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 holding the whole house 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 prevent 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 its 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 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 hire a professional foundation repair company to handle crawl space repairs, you won’t have to crawl around a dangerous and uncomfortable space to perform this sensitive repair. Groundworks offers many solutions to crawl space repairs, such as dehumidifiers 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.
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.
Are Foundation Repairs Worth It?
Your house is only as good as the ground it stands on. While foundation repairs are expensive—typically ranging from $2,200 to $8,100—they’re one of the most crucial investments you can make in your home’s long-term health and value. Just as you wouldn’t ignore a serious health condition hoping it will get better on its own, foundation problems tend to worsen over time, potentially turning today’s $5,000 repair into next year’s $20,000 emergency.
Beyond the immediate structural concerns, foundation repairs protect your home’s market value and insurability. Many mortgage companies won’t finance homes with foundation issues, and insurance companies might limit coverage on houses with unrepaired foundation damage. More importantly, a solid foundation gives you something priceless: peace of mind knowing your largest investment is stable and secure for years to come.
When you consider that most foundation repairs come with transferable warranties and can prevent countless other expensive problems throughout your home—from plumbing issues to roof damage—you’ll realize that the investment in proper foundation repair often pays for itself many times over. The key is choosing the right repair method for your specific situation and working with qualified professionals who can ensure the job is done right the first time.
FAQs About Foundation Repair Cost
Does homeowners’ insurance cover foundation repair?
Foundation repair is generally considered a part of regular home maintenance as it occurs over time and isn’t covered by homeowners’ insurance. 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 slab-jacking, 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 for foundation repair in most climates. The ground is drier and firmer, allowing heavy equipment to access the foundation and surrounding area more easily. The weather is also more predictable for the drying time of materials.
Is it worth fixing the foundation of a house?
Yes, fixing a foundation is almost always worth the investment. Foundation repairs protect your home’s structural integrity and market value, as most buyers and lenders won’t finance a house with foundation problems. Most importantly, foundation repairs often come with transferable warranties and prevent a cascade of other expensive problems throughout your home, from plumbing issues to roof damage. They’re a sound investment in your home’s long-term health and peace of mind.
What type of foundation repair is most expensive?
Foundation lifting is typically the most expensive type of foundation repair, with costs ranging from $4,500–$37,500 or even higher. This type of repair becomes necessary when extensive damage, severe settling, or widespread structural issues have compromised the original foundation beyond the point where spot repairs would be effective.
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.
