How Much Does It Cost To Repair A Foundation?

Foundation Repair Cost

The average cost to repair foundation problems is $4,511 with most homeowners spending between $2,318 to $6,750. Minor foundation crack repairs cost $620 or more to fix, while major repairs that require hydraulic piers can cost $10,000 to $15,000.

Foundation settlement and cracking can present significant structural problems for your home along with a reduction in the home's value. Repairing the foundation of a home is time sensitive—if not repaired quickly, it can lead to additional problems that are unrepairable, and the structure will be unsafe to live in.

Table Of Contents

1. Foundation Repair Cost
2. Average Cost of Foundation Repair
3. Estimated Costs To Fix Foundation Problems
• Crack Repair Cost
• Leak Repair Cost
• Sinking Repair Cost
• Bowed Basement Wall Repair Cost
4. How To Fix Foundation Problems
• Piering and Underpinning
• House Leveling Cost
• Sealing
• Stabilizing
• Window Straightening and Wall Repair
• Corner Pop Repair Cost
5. Home Foundation Repair Costs By Type
6. Signs of Foundation Problems
7. Foundation Damage Prevention
8. Home Resale Value
9. Frequently Asked Questions
10. Foundation Repair Near Me

Average Cost of Foundation Repair

Most extensive foundation repairs cost in the neighborhood of $4,000 to $10,000 to fix. All houses settle over time, but if your home settles too much, it can lead to major structural problems. Piering and underpinning issues are fixed at a cost between $1,000 to $2,000 per pier. ^[1] An average home will have 8–10 piers.

Installing concrete piers takes 1–3 days. Repairing cracks can take as little as half a day. Major repairs such as replacing the foundation of a house can take as long as a few weeks.

Some cracks in the foundation are also normal, but some need repairing before they cause real damage. Crack repairs are resolved by injecting epoxy for $250 to $800 per crack. Any repair method of fixing your concrete foundation will cost $200 per hour for labor. ^[2]

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Estimated Costs To Fix Foundation Problems

Foundations can shift and settle over time, but damages result from poor soil strength under the foundation, expansive clay, poor drainage, and poor grading before the foundation was poured. The main problems in a home's foundation that will need to be repaired are:

Smaller repairs like cracks and sealing small leaks can cost about $60 each to DIY, but larger cracks will need to be injected with a flexible material that can shift with the foundation. You can fix the foundation by pumping materials under it or by strengthening the foundation with piers or steel, or a mix of both.

Foundation Crack Repair Cost

Foundation cracks over 1/8” wide in the foundation can be repaired with flexible epoxy injections for $250 to $800 per crack. But the bigger question should always be why the crack appeared. This issue needs to be addressed so that more serious problems do not follow. Hairline cracks in the foundation should also be repaired to prevent water from seeping through.

Epoxy with a minimum bond strength of 7,000 PSI can be injected into cracks to keep them from growing and to keep water out. Injection ports are drilled every 4” to 8” along the crack, through which the epoxy resin is injected. It will cost about $21 per port to set an injection port, flush out debris, and insert the epoxy, so a 10’ crack will need 29 ports drilled and filled at the cost of about $620. If you can measure the length of each crack in your foundation and total them, you’ll have your estimate for foundation injection costs.

Foundation Leak Repair Cost

Any basement or foundation leaks must be sealed off and waterproofed at an average cost of between $2,500 and $5,000.

“Often a few simple fixes will solve a moisture problem. Install diverters to send gutter water at least 10 feet from the foundation. Slope soil away from the foundation. Seal small cracks or gaps around pipes with a concrete-patching compound. Fill larger cracks inside and out with hydraulic cement, which expands as it cures. A structural engineer should inspect any cracks that are wider than a pencil” (Tom Silva, This Old House).

Too much water pressure can erode the foundation and walls by causing them to crack. If you experience flooding issues every spring or summer, install a sump pump backup to ensure that all water is pumped out of the home at all times, no matter how much water is present. Sump pump installation costs about $490 to $1,170 on average.

Sinking Foundation Repair Cost

Generally, the best way to fix a sinking foundation is by installing concrete piers under the foundation, and then they are lifted to support the house at the proper level. The average cost to do this lies between $1,300 and $1,500 per pier. Different tests determine the best repair method, including a structural engineer report costing $500 to $3,000. The engineer will determine how many piers will be needed and where they are to be placed. You may need a soil report at the cost of $500–$3,000 and permits for $75–$150.

Bowed Basement Wall Repair Cost

A wall that has bowed less than 2” can be repaired with carbon fiber strips applied to the wall using industrial strength epoxy for about $5,000. If the wall has moved more than 2”, steel strips will need to be installed and anchored to the floor joists for as much as $15,000. ^[4]

Another possible solution is wall anchors. A trench is dug around the outside of the house, and anchor plates are lowered into it. Steel connecting rods are inserted into the anchors and attached to a wall plate installed on the inside of the wall with an anchor bolt and washer. The connecting rods are tightened. Over time, continuing to tighten the rods could help the wall to become straight again. Wall anchors cost $400–$600 each.

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How To Fix Foundation Problems

The cause of foundation failure and type of foundation you have will determine your repair options which will influence your total cost. Fixing foundation problems requires the knowledge and experience of a licensed contractor that will keep the foundation at its optimal level of functioning for years to come. The sooner the issues are addressed, the less expensive it will be, and it will also prevent other problems from occurring.

Piering and Underpinning Cost

Piering and underpinning costs $1,000 to $3,000 per pier, including costs to raise the house, excavation, and installation. Piering is placing supports underneath the house at several different points and is considered a permanent solution. Contractors dig underneath the home and place hydraulically lifted piers to support the foundation. An average size house has 8–10 piers.

House Leveling Cost

House leveling or mudjacking costs between $600 and $1,800 on average. Mudjacking or slabjacking is a relatively noninvasive method of shoring up the soil under a home or structure. It needs to be done by a professional. They will pump a grout or polyurethane mixture under the area that requires lifting through holes drilled into the foundation (ports), and the combination will float the foundation up to be level again. Each hole that is drilled for the grout mixture will cost $150 and then add on the cost of the mixture and labor. Slabjacking is a good solution for smaller slabs.

Sealing

If you find yourself with moisture problems in the basement, water is seeping in through the foundation from the soil, drain tile is clogged, downspouts are clogged or broken, or water is pooling around the foundation. One solution is to seal the foundation with a tar-like substance. The dirt around your home will need to be excavated to have access, and then the sealer applied. Basement sealing and waterproofing costs $1,920 to $6,320. You can also repair or replace your gutters and fix the drainage issues.

Stabilizing

If the foundation walls are unstable, the most common method of stabilizing is with a carbon fiber mesh. Mesh is applied to the wall with industrial strength epoxy and should cost around $5,000 to $10,000 depending on the extent of the damage. Use wedge braces and jack posts to restore a wall to vertical alignment. Add the cost of removing and reinstalling wall finish materials, if required. Vertical jacks may be needed to relieve the weight on a load-bearing wall. Add the cost of installing wall straps and shear panels once the wall is plumb. ^[5]

Window Straightening and Wall Repair

Windows and their frames will need to be removed before a wall is strengthened, and the wall opening straightened before a new window is put in, at the cost of about $75 per window space. Add the cost of a new framed window, and the exterior wall will also need to be refinished, for approx. $27 per touchup area—patch, caulk, and paint.

Corner Pop Repair Cost

Corner pop is the outside corner of the foundation, cracking on one or both sides. This is not a cause for concern; it is a cosmetic problem. It can be fixed for a few dollars with a bucket of premixed cement and a trowel, costing just a few dollars. ^[6] It’s a good idea to fix this corner pop, not only for cosmetic reasons but also to keep water out of the cracks, which could cause more severe problems.

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Home Foundation Repair Costs By Type

Brick and Block Repair Cost

Cracks in your brick and block foundation can run in steps along the bricks joints, vertically, or horizontally. Repairing the bricks or blocks in brick and beam foundations is achieved by replacing the mortar, only costing a few dollars. But the bigger question should always be why the crack appeared. It's important to fix and reinforce your foundation as soon as possible. ^[8]

Crawl Space Foundation Repair

Crawl space foundation repair costs $2,000 to $8,000 or more. The biggest problem with a crawl space is standing water that can cause rotting posts, mold, mildew, and sagging floor joists. Standing water is also a mosquito breeding ground. Repairing the crawl space can consist of:

• Drainage systems, such as a French drain, and the installation of a sump pump
• Mold removal and then taking measures to be sure it doesn’t return
• Repair of any dry rot
• The installation of a vapor barrier—an extensive plastic sheet
• Repairing anything the water/moisture damaged
• Removal of any pests who have made it their home
• Removal of wet or mold insulation materials and replacing insulation
• Strengthening or replacing joists

Cleaning, ventilating, insulating, and reinforcing or replacing the joists in the crawl space can cost from $1,500–$15,000. ^[7] Repairing your crawl space will take care of

• The mold that occurs from standing water can enter your home, and if not the mold itself, the smell of mold.
• Removing and replacing the insulation will help to lower your energy bills.

Pier and Beam Foundation Repair Cost

A pier and beam foundation causes the house to sit about 18” off the ground. The home rests on a series of piers which are supported by beams. It’s a good foundation, as the crawl space created by the 18” gives access to wiring and plumbing, but soil shifts, or maybe the piers were not placed close enough to each other.

Piers Cost

Because of the access space, piers can be replaced. Steel piers cost $950–$1,600 to install. ^[9]

Helical Piers Cost

Helical piers are steel shafts with round or square helix plates—are also known as anchors, piles, or screwpiles. They cost from $1,400 to $2,100 to install.

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Signs of Foundation Problems

Before you can get an accurate estimate of the cost of your foundation repair, the foundation and surrounding area will need to be inspected by a knowledgeable contractor. There is no way an accurate estimate can be given without visiting the job first. The contractor will be looking at the following things:

Early Signs of Foundation Problems

The only way to know if you have foundation problems is to read the clues your house gives you, such as

• Exterior cracks in the walls
• Horizontal cracks in the foundation
• Water in your basement, if you have one
• Jagged cracks in the foundation or walls

Issues Outside Your Home

• The severity of the cracks, as well as where they are in relation to the rest of the house, and how many of them there are.
• Walls that bow or bulge
• Crumbling concrete
• The drainage solutions that are in place
• Expansive clay of soil issues
• Cracked bricks
• Cracks or separation at the corners of the garage door, doors, and windows

Issues Inside Your Home

• Windows sticking when you try to open them
• Cracks in the sheetrock
• Cracks in the floor
• Doors that are hard to close or don’t close
• Bulges in the floors

All these issues will factor into the cost estimate to repair your foundation. Some problems are not apparent to the naked eye, only being seen after some demolition or digging has taken place, which could add to the estimate once revealed.

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Foundation Damage Prevention

Sealing the Foundation

To have a healthy foundation, keep an eye on the water/sewer lines to make sure they are not leaking. Leaking pipes will eventually cause erosion, which could lead to trouble with the foundation. If the soil becomes saturated and remains so, it will lose its ability to support a structure. It’s easy for water damage to occur and not be found because those pipes are under the house. You usually know if you have such a leak with a higher than average water bill. To be proactive with water lines, you can also have your plumber perform static tests on your water lines.

Just as too much water can cause problems, so can too little. During dry times of the year, make sure the foundation gets watered when you water your lawn. Look for areas where the soil is pulling away from the foundation; those areas will need to be watered.

House Settling Vs. Foundation Problems

All homes will settle, but it’s a prolonged process, and the house itself adjusts as it goes along. Soil expansion and contraction are the two leading causes of settling in homes. Getting a soil report is vital before building your house. A geotechnical engineer can tell you from soil tests if the soil will support a home without problems. However, not all new construction gets a soil report, and if you live in an older house, you have no idea if a soil test was done.

Foundation Inspection Cost

If you suspect there is damage to your foundation or repairs are needed, call a structural engineer to inspect your property. It will cost between $200–$400 for a structural engineer’s report. ^[10] They will inspect all visible portions of the foundation, basement, and crawl space for signs of distress, water damage, and deterioration. A report from a structural engineer can be trusted because they aren’t trying to sell you anything. This is not to say that contractors will fix something that isn’t broken, but opinions from uninvolved, knowledgeable parties are always helpful.

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Home Resale Value

If you’ve had to repair your foundation and worry that fact alone will impact the resale value of your home, rest assured it is not a death sentence. In some cases, it can be a positive as the perspective owners won’t have to deal with the problem, and foundation repairs can help rather than hinder buyers purchasing in subdivisions with known foundation issues. Your warranty is often transferable and can be passed onto subsequent owners of your property. Olshan says “It is important to notify the buyer of repairs performed on the property and include the conditions of warranty transfer as part of your Seller’s Disclosure.” ^[11]

The laws in most states require you to list all the work you’ve done on your home’s foundation and main structures whenever you sell the house. To avoid problems later, make sure the contractors give you an engineer’s compliance letter showing they followed national and local building safety regulations.

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Frequently Asked Questions

How Much Does Foundation Repair Cost?

There are so many factors to consider when figuring cost, it’s hard to give a number without knowing the issue, but the average cost to repair your foundation lies between $1,300 and $1,500 per pier and $600 per 10’ crack, with most homeowners paying an average price of $5,000 to repair their foundations.

Is Foundation Repair Covered By Insurance?

As a general rule, foundation repair is not covered by insurance; however, there are some instances where it could be. If the plumbing issues caused the foundation damage, that could very well be covered, at least in part. Foundation issues caused by soil compaction or erosion are hardly ever covered by home insurance.

How Long Does Foundation Repair Last?

The life of the repair should coincide with the life of the house. Piers and foundation replacement are considered permanent solutions.

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