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How Much Does It Cost To Repair A Foundation?

Typical Range: $1,838 - $6,572

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Most homeowners will pay around $4,178 to repair foundation issues. Major repairs involving hydraulic piers can cost $10,000 or more, and minor cracks cost as low as $500. The typical homeowner pays between $1,838 and $6,572.
Foundation settlement and cracking can lead to major structural problems for your home. There are ways to repair these issues without tearing it out and starting from scratch. It can be a costly job, but the better educated you are about types of foundations, common issues and how best to fix them, the better you can work with your contractor to find a solution you can afford.

On This Page

  1. Estimated Costs to Fix
  2. Average Repair Prices
  3. Cost by Types & Material
    • Concrete Slab/Block
    • Pier and Beam
    • Brick and Block
    • Basement
    • Crawlspace
  4. Structural Reports
  5. Home Resale Value

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National Average
$4,178
Typical Range
$1,838 - $6,572
Low End - High End
$450 - $12,000

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Cost data is based on actual project costs as reported by 2,686 HomeAdvisor members in .

Estimated Costs to Fix Foundation Problems

Foundations that have been built on expansive clay, compressible or improperly compacted fill soils, or have been poorly maintained can cause serious damage as they settle and move. If you see signs of such damage, like cracks in walls or doors that won't close properly, it is important to talk to a professional right away. Damaged foundations that are not repaired quickly can lead not only to irreparable damage, but to structures that are unsafe. The longer you wait, the worse the damage can get and the costlier it will be to fix.
The rule of thumb when you see any issue: the longer you wait, the worse it gets. Even if you get it repaired, there may be damage to the inside of your home that will also require expensive repair. Often, in these cases, much of that extra cost could be avoided by acting more quickly.

Cracks

Crack repairs will run you between $250 - $800.
Cracks wider than ⅛? are cause for concern. At this point, you probably have a structural problem and should consult a structural engineer about your options. It could be that your foundation is sinking or the soil is exerting too much pressure on it.
Cracks that do not affect the structure can be fixed easily. However, they should not be ignored because they are throughways for moisture and could lead to structural problems if left alone. This fix will involve injecting either epoxy or polyurethane foam. If it?s wet and leaking, waterproofing will be necessary.

Leaks

Price to Fix: $2,000 - $6,000
A leak or two can signal a huge problem with drainage and moisture around your home. To fix this issue, you will want to consult a professional about various waterproofing techniques which will better secure the structure. They will probably recommend sealing your foundation. To do this, contractors excavate around your foundation, install new tile drains and fill the cracks with cement. They will also coat the structure in sealant and wrap it in a waterproof material. The cost of this repair involves labor, time and equipment, but it will be worth it to have a stable home.

Setting/sinking

Pier or Pile: $1,000-$3,000 per unitorMudjacking: $500-$1,300
This is a major issue which demands immediate attention. Further settling will lead to more damage and instability. You may not be aware that your foundation is doing this until you have cracks and leaks assessed, or you may be able to tell by inspecting early signs of damage. The solution for this problem is to have the foundation leveled.
Contractors can restore the structure to its original height by raising it up and securing it with piers or mudjacking. What makes this complicated is the fact that this problem often signals issues with soil or moisture. These will need to be addressed before your able to secure your home. Having these issues evaluating adds to the overall cost.

Bowing Basement Walls

Avg. Charge: $350-$1,000 per reinforcement strip.
This type of damage is a sign of poor soil conditions, whether you are dealing with expansive clay, weak fill or insufficient drainage. You want to catch this right away, because it lowers your home value and can cause your house to settle. To stop this, you need to have the walls stabilized with carbon fiber or steel. You?ll also need to assess the soil to solve the initial problem.
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Average Repair Prices

Identifying the problem is the first step, but it isn?t enough to reveal how extensive your repair may be. Slabjacking a sinking foundation back into place may be all you need to do. Or, you may need to invest in the installation of steel support beams. Your contractor and structural engineer will play an important role in ensuring that you choose the right repair.

Piering/Underpinning - $1,000-$3,000 each

This is in most cases a more expensive method to repair, as it requires raising the foundation, excavation, and installing hydraulic piers. However, when the installation is performed by certified professionals, it is considered a permanent solution that will not be compromised by further settling of the house or shifting of the earth.
Also known as underpinning, this involves installing piers underground which lift and support the concrete. For this method, the foundation professional will need to dig many feet into the ground. The pier is then placed under your foundation and raised with hydraulics to lift it back into place and stabilize it for the future. This requires the use of multiple piers placed at different points.

Leveling & Slabjacking - $500-$1,300.

Also known as mudjacking, in this process, a grout mixture is pumped into the space under the concrete foundation and floats the foundation back to its original position. This method is affordable and doesn?t demand as much equipment or excavation. However, it is not the right solution for every foundation type. A professional will be able to assess which repair method is best suited for your particular issue. Slabjacking, although effective, could be rendered ineffective if there were any structural shifts to your home or the soil surrounding it. The average price paid for mudjacking falls between $500 and $1,300.

Sealing - $2,000-$6,000.

As mentioned above, sealing is a waterproofing solution to combat moisture and drainage issues. There are many facets to this process, and you don?t necessarily need every service done. Get an inspection from a structural engineer to find out the extent of your repair needs, so that you don?t end up paying for things you don?t need. For example, applying sealant and installing a waterproof barrier may be the most you need to do. If you have poor drainage, you?ll need to make improvements in that area too. Foundation sealing can cost between $2,000 and $6,000.

Stabilizing - $4,000-$12,000.

There are two materials that a contractor can use to stabilize the walls: carbon fiber and steel. Carbon fiber is a good choice if you have minimal bowing, in your walls. Steel will be necessary for more significant shifts. Your contractor will help you to determine which will work best.
Steel, though more expensive, may be the most worthwhile investment. For this repair, you need to factor in the cost of repairing the walls, easing the pressure that?s causing them to bow, and installing the support strips to strengthen them.
Note: The price above reflects the cost of installing 12 strips of each material.
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Costs by Type & Material

The type of foundation you have will narrow down your repair options and can play a part in determining cost. Basements, for example, will require more extensive excavation than concrete slabs. Homes with crawl spaces or pier and beam structures will likely be easier to access and repair.
  • Concrete Slab/Block - Settling slabs can usually be fixed through mudjacking and sealing. However, you might need an entirely different type of supporting structure. Slabs work best in environments where the soil doesn?t shift much. A structural engineer or soil specialist may recommend a deeper, more secure foundation. If you need a new one built, you?ll be paying to have the house raised and the slab removed.
  • Pier and Beam - The most likely issues with these are settling, which signals that your soil is shifting or responding to moisture, and wood decay. You may need to replace your beams with steel and/or add more piers to the underpinning system. Severe soil issues could demand installation of deep pilings under the piers. To combat moisture, your contractor may adapt your drainage so that water moves away from the structure more directly. They can accomplish this by grading the area so that it slopes away, or they can install a more efficient drain system. They may even suggest installing a sump pump.
  • Brick and Block - Cracking and leaking are major issues and can eventually lead to bowing. Cracks run vertically, horizontally, or in steps along their joints. Horizontal cracks can be devastating for home stability. They will need to be filled, and drainage issues will need to be addressed. It is important to stabilize the foundation as soon as possible, using carbon fiber or steel reinforcements, as suggested by your contractor.
  • Basement - With a basement, you are likely to see the highest repair costs and the greatest variety of issues. Basements can sink, settle, crack, leak and bow. Often, one of these problems will quickly lead to another, if you don?t fix it fast enough. In most cases, you will need to improve waterproofing, which will require extensive excavation to get to the exterior. You will also have more surface area to seal. If a wall or walls are bowing, you will be paying for reinforcements as well.
  • Crawl Space - These will have similar problems and solutions to pier and beam ones, but you may also experience bowing and cracking. If moisture is causing significant deterioration under your home, and especially if it is drawing bugs, a professional may insulate and ventilate the area. If the supports are shifting in the soil and causing the house to sink, a common solution is to install adjustable joists in their place, to accommodate soil change and level the structure.
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    Structural Reports

    If you see that there are foundation issues, it is worth the extra foundation inspection report fees (ranging from $300-$700). An engineer has no vested interest in selling you a solution to your problem, so you are more likely to get an unbiased opinion. If you go straight to a repair professional, they may want to sell you the method that seems right for them, rather than right for you. It is better to go to a pro with your structural report in hand and ask them the cost of doing the necessary repair.

    Home Resale Value

    One of the biggest worries, when any foundation issue appears, is that it will make your home difficult or impossible to resell. You must disclose any work that you have had done on your foundation when it is listed for sale, but if you have had your home stabilized or piered, that could be seen as an asset rather than a drawback. In areas known to have expansive clay or soil issues, having hydraulic piers installed is a solution to a problem that every homeowner in the area expects to encounter at one time or another. Fixing stability problems is a necessary investment, if you want your home to perform well in the market.

     

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