How much does foundation crack repair cost?
How much does foundation crack repair cost?
$250 – $800+ cost per crack (non-structural repair)
$1,000 – $5,000+ cost for minor structural crack repairs
$10,000 – $30,000+ cost for major structural repairs
Foundation crack repair cost by severity
Foundation crack repair costs $250 to $800+ per crack for cracks not threatening the home's structural integrity. Cracked foundation repair costs are higher when they involve more serious structural issues, ranging from $1,000 to $30,000+, depending on the severity. The cost also depends on the location and foundation type.
| Severity | Average cost | Crack types |
|---|---|---|
| Non-structural (low-medium) |
$250 – $800+ per crack | Hairline, vertical, or diagonal |
| Structural (high-immediate) |
$1,000 – $5,000+ (minor) $10,000 – $30,000+ (major) |
Horizontal or stair-step |
Non-structural crack repairs
Non-structural repairs address cosmetic issues and prevent water intrusion from cracks that don't threaten your home's stability. Repairing a crack that is non-structural costs $250 to $800 or more, depending on the size, and often involves injecting the crack with an epoxy or polyurethane mixture.
Hairline cracks are thin, surface-level cracks that are the least expensive to fix. Most hairline cracks result from normal settling and don't threaten your home's structural integrity.
Vertical or diagonal cracks are common in poured concrete foundations. While less alarming than horizontal cracks, they still need proper sealing to prevent water damage.
Structural crack repairs
Some foundation cracks are signs of bigger structural problems. Structural repairs can range anywhere from $1,000 to address a minor issue up to $30,000 or more to correct major foundation failure that could compromise your home's safety and value.
Horizontal cracks signal serious foundation problems and require immediate attention, often indicating soil pressure issues or foundation wall failure.
Step cracks in block foundations show stair-step patterns that often indicate foundation settlement or movement.
Active cracks are the most concerning. Mark and date the ends of each crack with a pencil and monitor for further movement.
Cracked foundation repair cost by method
Different techniques work better for specific crack types, and the repair method you choose significantly impacts both upfront costs and long-term value. The table below details several repair methods and their average costs.
| Repair method | Average cost | Best for |
|---|---|---|
| Crack injection | $250 – $800+ per crack | Non-structural crack repairs |
| Carbon fiber strips | $900 – $2,000+ per crack | Bowing walls |
| Wall anchors | $500 – $1,000 each | Wall stabilization |
| Helical tiebacks | $1,000 – $3,000 each | More extensive wall stabilization |
| Underpinning | $2,000 – $12,000 (minor) $10,000 – $30,000 (major) |
Settlement issues |
| Complete replacement | $23,000 – $48,000+ | Failed foundation |
Crack injection
Professional-grade injection methods cost $250 to $800+ per crack and pump liquid materials into cracks under pressure. Epoxy works best for stable, non-moving cracks, hardening to become stronger than the surrounding concrete for permanent structural repair. Polyurethane remains flexible after curing, making it ideal for cracks that experience seasonal movement during freeze-thaw cycles.
Carbon fiber strips
High-strength carbon fiber strips cost $900 to $2,000+ per crack on average and bond to foundation walls to prevent further movement in bowing or cracked walls. These strips don't repair existing cracks but stop the progression of structural damage. The method is less invasive than wall replacement while providing excellent reinforcement.
Wall anchors
Wall anchors cost $500 to $1,000 each and are installed in stable soil outside the foundation, connecting to steel tie rods that extend through the foundation wall. The anchors apply counter-pressure against soil pressure, stopping further wall movement and potentially straightening bowed walls over time. This method works well in various soil conditions and provides excellent long-term stabilization but requires significant excavation.
Helical tiebacks
Helical tiebacks cost $1,000 to $3,000 each to install and are often used to stabilize more extensive bowing or leaning walls. Contractors install steel helical anchors through the foundation wall into stable soil behind the structure. This method prevents further wall movement while being less disruptive than excavation-based solutions.
Underpinning
If contractors find the foundation can no longer support the home, underpinning is a strengthening method that involves extending or reinforcing the existing foundation to reach more stable soil or bedrock. This process may include installing concrete piers, steel helical piers, or adding mass concrete beneath the existing foundation.
Installing a single helical pier costs $2,000 to $4,000. Minor issues may only require a few piers.
In severe cases, foundation underpinning costs $10,000 to $30,000+.
Replacement
When repair methods aren't sufficient, the cost to rebuild a foundation is $25,000 to $75,000+ for complete replacement. While expensive, replacement provides a complete solution for extensively damaged foundations. If the house must be lifted to replace the foundation, costs can easily exceed $100,000.
What affects the cost of foundation crack repair?
While the size and type of crack and the repair method used to fix it are two major cost factors, several other factors influence the final price of foundation crack repair:
Diagnostic fee: Professional foundation inspections cost $400 to $750 but provide valuable information about underlying problems. Many contractors waive inspection fees if you hire them for repairs.
Location and accessibility: Cracks in hard-to-reach areas cost more to repair. Basement corners, crawl spaces, and areas blocked by landscaping or utilities increase labor complexity and time.
Underlying issues: If the crack is caused by settling, water damage, or poor drainage, those issues must be addressed, adding to the total. A structural engineer costs $500 to $3,000 to determine the best repair method and approach.
Permit and code requirements: Some foundation repairs require building permits, especially structural work. Permit fees vary by location and can range anywhere from $75 for a minor repair to $1,000 or more for major structural modifications.
Landscaping and restoration: Foundation repairs may damage surrounding landscaping, concrete, or hardscaping. Budget for restoration costs after major repair work.
Foundation type
Different foundation materials require specific repair approaches:
Poured concrete: Easier to repair with injection methods
Concrete block: May require individual block replacement
Stone foundations: Often need specialized techniques and materials
Brick foundations: Require mortar work and potential brick replacement
Pier and beam: Focus on pier adjustment, beam repair, and moisture control
Waterproofing and drainage
Addressing the root cause of foundation cracks often involves improving drainage or adding waterproofing systems. Additional costs may include:
| Service | Average cost |
|---|---|
| Interior drainage system cost | $4,000 – $17,000 |
| Exterior waterproofing cost | $10,000 – $15,000 |
| Sump pump installation cost | $600 – $2,500 |
| Gutter repair or replacement cost | $6 – $17 per linear foot |
| Downspout installation or replacement cost | $30 – $75 each |
Maintenance after repairs
Proper maintenance extends the life of the repair and prevents future problems.
Clean gutters and downspouts regularly.
Maintain proper soil grading around foundation.
Inspect and seal minor cracks before they grow.
Monitor basement humidity levels.
Check for new settlement signs.
Schedule professional inspections every 3 to 5 years.
Warning signs that require immediate professional attention
Some foundation crack situations can't wait for convenient timing or budget planning. Watch for these red flags that demand immediate professional evaluation:
Horizontal cracks longer than 12 inches
Cracks wider than 1/8 inch
Any cracks with active water intrusion
Cracks accompanied by doors or windows that won't close
Visible foundation wall bowing or leaning
Multiple new cracks appearing simultaneously
Foundation cracks can change with weather patterns. Monitor existing cracks during freeze-thaw cycles and heavy rain periods.
Foundation crack repair FAQs
Does homeowners insurance cover foundation crack repair?
Most homeowners' insurance policies exclude foundation issues caused by settling, soil movement, or poor maintenance. However, coverage may apply for sudden, accidental damage.
Potentially covered scenarios:
Pipe burst causing foundation damage
Vehicle impact damage
Severe weather-related damage
Sudden soil washout
Can I ignore hairline cracks in my foundation?
Small hairline cracks under 1/8 inch are often cosmetic, but they should be monitored and sealed to prevent water intrusion. Ignoring them can lead to larger, more expensive problems later.
How quickly do I need to repair foundation cracks?
Horizontal cracks require immediate attention. Plan to repair vertical cracks within 6 months or sooner. Hairline cracks can wait but should be addressed within a year to prevent water damage.
Will foundation cracks affect my home's resale value?
Unrepaired foundation issues can reduce your home's value. However, properly documented professional repairs often have minimal impact on resale value.
Getting estimates for foundation repair service
When searching for a qualified foundation crack repair contractor near you, follow these guidelines:
Get at least three estimates from different companies to compare repair methods and costs.
Verify the company has experience with your type of foundation.
Look for foundation crack repair contractors with positive reviews on HomeGuide and Google.
Choose a company that is licensed, insured, and has 5+ years of foundation repair experience.
Request references from past clients and contact them for feedback.
Confirm exactly what the estimate includes (labor, materials, permit fees, cleanup, etc.).
Get a contract in writing that includes the costs, timeline, and warranty terms.
Do not make your final payment until the repair is complete.
Questions to ask potential contractors
Ask these important questions to help you choose the best contractor for your needs:
How long have you been in business locally?
What experience do you have with my type of foundation?
What repair method do you recommend for the cracks in my foundation?
Can you provide recent local references?
What warranties do you offer on your work?
Will you obtain the necessary permits?
Can we be in the home during the repair?
How long do you expect the repair to take?
How do you handle unexpected complications?
Using our proprietary cost database, in-depth research, and collaboration with industry experts, we deliver accurate, up-to-date pricing and insights you can trust, every time.