Foundation repairs cost $250 to $800 for minor repairs of cracks in the foundation. More major repairs such as foundation leaks, a settling or sinking foundation, and bowed foundation walls can cost $4,500 to $20,000 for repairs. Raising a home and replacing the entire foundation costs $20,000 to $100,000, depending on the size of the home.

The cost of foundation repairs depends on the severity of the damage, the size and age of the home, the type of foundation you have, and the repair method used. The larger or older the home, the more frequent and costly foundation repairs you may require.

Foundation cracks are fairly common and are easy and inexpensive to fix when caught early before further damage can occur. Cracks are most commonly caused by:

• Poor soil conditions
• Water or moisture damage
• Plumbing leaks
• Tree root invasion
• Earthquakes or other natural disasters
• Poor foundation construction

In most cases, foundation repair is considered part of regular home maintenance and is not covered by homeowners insurance policies. In some situations, the repair might be covered, such as when the foundation is damaged during an event that is covered by insurance such as a burst pipe or home fire.

Whether or not to buy a house with foundation repair is up to you, but with a good inspection, you can feel more comfortable about your decision. Have the foundation inspected by a qualified professional to determine the severity of the damage and the estimated cost for repairs. Then, negotiate the purchase price based on those findings.

If the home seller discloses previous foundation repairs, an inspection can reveal the likelihood of future problems. Some foundation repairs are surface repairs that don't deal with the underlying cause of the foundation damage. These types of repairs are temporary fixes that will eventually become problematic and costly.

In most cases, you can live in a house during foundation repair. However, foundation repairs can take several weeks or even months to finish and can be extremely disruptive and noisy. Also, if the damage is severe, the house may be deemed unsafe to live in requiring you to move out until the repairs are completed.

A damaged foundation requires immediate attention. Delaying your repairs leads to more damage and expenses later on. When choosing a professional foundation repair contractor, ask these important questions:

• Is your company licensed, bonded, and insured for foundation repairs?
• How long have you been repairing home foundations?
• What experience do you have with repairing this type of foundation?
• What repair method will you use to fix my cracked, sinking, or leaking foundation?
• Does your estimate include materials, labor, and cleanup after the repair?
• How long will the foundation repair take?
• Will I be able to stay in my home during the repair?
• Do you have past customers I can contact for a reference?
• Do you provide a written estimate, contract, and timeline for the repairs?
• What happens if the foundation damage is worse than you originally estimated?

When choosing a foundation repair contractor, first start by looking at HomeGuide's list of qualified and experienced contractors. Then, follow these suggestions:

• Get at least 3 bids to compare repair methods and costs.
• Confirm their experience fixing your type of foundation.
• Pick from companies that are licensed, bonded, and insured, with 5 years of foundation repair experience.
• Select foundation repair contractors with good reviews on HomeGuide and Google.
• Get references from past clients to ask their opinion on the work quality.
• Confirm the estimate includes labor, materials, and cleanup after the repairs.
• Obtain a contract in writing that includes the costs, timeline, and warranty information.
• Always work out a payment plan with the final payment due upon completion.