How much does foundation repair cost?
How much does foundation repair cost?
$250 – $800 cost to repair a foundation crack
$2,000 – $12,000 cost to repair a foundation leak
$4,500 – $20,000 cost to repair settling, sinking, or bowed walls
Average cost of foundation repair
Foundation repair costs $250 to $800 for minor crack repairs and $2,000 to $12,000 to fix foundation leaks. The cost of foundation repairs for settling, sinking, or bowed walls is $4,500 to $20,000, depending on the house size and repair method. Foundation work is not a DIY project and requires a professional contractor.
| Issue | Average repair cost | Common repair methods |
|---|---|---|
| Foundation crack | $250 – $800 per crack |
|
| Foundation leak | $2,000 – $12,000 |
|
| Settling or sinking foundation | $4,500 – $20,000 |
|
| Bowed foundation walls | $5,000 – $15,000 |
|
Foundation crack repairs
Foundation crack repairs cost $250 to $800 per crack, depending on the size of the crack and the repair method.
Epoxy – Small to medium-sized cracks are injected with epoxy to fill and seal the crack.
Crack stitching – Large cracks require steel rods to be inserted into the cracks and tied together with wire mesh.
Foundation leak repairs
Foundation leak repairs cost $2,000 to $12,000, depending on the severity of the leak and the repair method used. The most common methods for repairing a foundation link are:
Crack sealing –The most affordable method for use on minor, shallow cracks involves filling the cracks with a sealant to prevent water from seeping in.
Drainage system installation – A more effective but expensive method involving a system of pipes and drains to divert water away from the foundation.
Waterproofing – A more permanent solution, but the costliest method to fix leaks. The repair involves coating the foundation with a waterproof material to prevent water from seeping in.
Settling or sinking foundation repairs
A settling or sinking foundation costs $4,500 to $20,000 to repair, depending on the size of the house, the depth of the foundation, and the repair method used.
Mudjacking – The most affordable method used for small or shallow foundations involves injecting a mixture of concrete and soil under the foundation to prop it back up.
Piering – A more costly repair that is used for large or deep foundations and involves installing concrete, steel, or wood piers under the foundation to support it and prevent it from sinking further.
Helical piers – A newer and more advanced piering method with higher costs, in which screw-like piers are driven into the ground under the foundation.
Bowed foundation wall repairs
Bowing wall repair costs $5,000 to $15,000, depending on the severity of the bowing, the repair method, and the home's location. The most common repair methods include:
Wall anchors – Metal rods or brackets are installed into the wall and secured to the foundation to prevent further bowing.
Carbon fiber straps – Strips of carbon fiberare attached to the wall and then anchored to the foundation to reinforce the wall and prevent further bowing.
Helical tiebacks – Screw-like anchors are driven into the ground behind the wall to help pull the wall back into place.
Foundation repair methods
Foundation repairs cost as little as $250 to $800 to fix a single crack or up to $100,000 to raise the home and replace the entire foundation. Costs are highest for larger homes and more severe foundation damage.
| Repair method | Average repair cost |
|---|---|
| Epoxy or crack stitching | $250 – $800 per crack |
| Basement waterproofing | $4,500 – $15,000 |
| Foundation sealing | $1,500 – $7,300 |
| Foundation leveling | $1,000 – $10,000 |
| Mudjacking or slab jacking | $4,500 – $9,000 |
| Stabilization | $5,000 – $10,000 |
| Underpinning or piering | $10,000 – $20,000 |
| House lifting | $10,000 – $40,000 |
| House lifting with foundation replacement | $20,000 – $100,000 |
Waterproofing a basement foundation costs $4,500 to $15,000, or $6 to $15 per square foot on average.
Sealing the foundation costs $1,500 to $7,300, including excavation costs of around $3,000 to remove the soil to gain access to the foundation.
Leveling a foundation costs $1,000 to $3,500 to install shims or $10,000 to $20,000 for extensive damage requiring underpinning.
Foundation mudjacking or slab jacking costs $4,500 to $9,000 and is a method of injecting structural fill underneath the slab to float the foundation back into its original position.
Foundation stabilization costs $5,000 to $10,000 and is done by installing braces or anchors to the foundation. This can be a temporary or permanent solution, depending on the severity of the problem.
Underpinning a foundation costs $10,000 to $30,000+ when the foundation can no longer support the building due to soil changes or increased load. This permanent solution involves placing hydraulically lifted piers at several different points to support the foundation from underneath.
Raising a home that has settled or sunk costs $10,000 to $40,000. Hydraulic jacks lift the foundation and then the foundation is supported with piers or beams.
Foundation repair cost factors
Several factors affect the cost of foundation repairs, including:
Severity of the damage – The more severe the damage, the more expensive the repair. Small cracks are easy and inexpensive to fix, but repairing large cracks, sinking, or bowing walls is much more expensive.
Type of foundation – Brick foundations are the cheapest to repair, while steel piers are one of the costliest to repair. Some materials like concrete may require raising the house to work on the foundation, increasing costs dramatically.
Repair method – Some repair methods are cheaper than others. For example, mudjacking is less costly than underpinning, but may not be as effective.
Accessibility – If the damage to your foundation is difficult to reach, such as below the deck, the repair involves removing and replacing the deck, which increases repair costs.
Home size – Larger homes tend to have larger foundations, which may increase repair costs.
Home age – Older homes tend to have foundations that are more prone to damage, which can lead to more frequent repairs.
Soil quality – Homes built on unstable soil are more likely to experience foundation problems with higher repair costs.
Permits – Most foundation repairs are considered structural repairs and require a permit costing $75 to $150.
Tests & reports – Foundation repairs often require soil testing, engineering reports, and inspections to ensure the home's safety. Common costs include:
A soil compaction test costs $10 to $100 per sample to measure soil density.
Additional soil testing costs $10 to $500, depending on the test.
A structural engineer report costs $500 to $3,000 to determine the best repair method.
A foundation inspection costs $400 to $750.
Foundation types
Different foundation types are prone to different types of damage. Repair costs will depend on the type of foundation you have and how bad it is damaged.
Concrete slab, basement, and crawl space foundations are all prone to moisture and water damage. Pier and beam foundations are prone to settling, leading the house to tilt or crack.
| Foundation type | Average repair cost |
|---|---|
| Concrete slab repair | $1,000 – $10,000 |
| Crawlspace foundation repair | $2,500 – $8,000 |
| Pier and beam | $2,000 – $15,000 |
| Brick and block repair | $500 – $2,000 (minor repairs) $2,500 – $25,000 (major repairs) |
| Basement | $500 – $2,000 (minor repairs) $2,500 – $25,000 (major repairs) |
Concrete slab repair
Concrete slab repair is the easiest foundation repair costing $1,000 to $10,000, depending on the damage. Concrete floor slab resurfacing costs $3 to $7 per square foot for repairs in which the top layer is removed, minor cracks and flaking are repaired, and a thin overlay of epoxy or self-leveling concrete is applied.
Crawlspace repair
Crawlspace foundation repairs cost $2,500 to $8,000 on average and typically include removing mold, dry rot, and old insulation materials and making the necessary repairs. Repairs can exceed $15,000 when multiple repair steps are required. Costs may include:
Mold removal costs $1,500 to $6,000.
Crawl space insulation costs $500 to $3,700.
Installing a vapor barrier costs $1,200 to $4,000.
Installing a drainage system costs $4,000 to $12,000.
Replacing floor joists costs $350 to $1,000 per joist.
If you are already doing major crawlspace repairs, consider upping your budget to cover costs to convert the crawlspace to a finished basement to increase your home's living space and resale value.
Pier and beam repair
Pier and beam foundation repairs cost $2,000 to $15,000 or more, depending on the severity of the damage, the home size, and the cost of materials and labor in your area. These foundations are common in areas with sandy or unstable soil, allowing the home to shift with the ground.
In a pier and beam foundation, the house sits about 18" off the ground and rests on a series of piers supported by beams. Wood piers are susceptible to rot and decay and are often replaced with steel piers costing $1,000 to $1,600 per pier.
Brick and block repair
Brick and cinder block repairs can cost as little as $500 and as much as $25,000, depending on the damage location and severity. A brick and block foundation uses blocks laid in an overlapping pattern using concrete or cement grout with rebar reinforcements.
These foundations are prone to cracks, especially along mortar lines. Repairs may include replacing the mortar, repairing any draining or moisture issues, and reinforcing the foundation to ensure the home is stable.
Basement repair
Basement foundations are the most complex type to repair. Minor repairs cost $500 to $2,000 to fix small cracks that don't require excavation. Major repairs cost $2,500 to $25,000 for larger cracks, severe leaks, and bowed walls.
Signs you need foundation repairs
Some early signs that indicate you need foundation repair include hairline cracks in the foundation walls or floor or wet spots that may indicate water damage.
Signs to look for inside the house include:
Doors and windows that stick or don't close properly
Cracks in interior walls or ceilings
Sagging floors or floors that feel uneven
Water spots on the basement floor or walls
A musty smell caused by mold or mildew growth
Signs to look for outside include:
Crumbling concrete
Cracks in the exterior foundation walls
Sagging or leaning walls
Uneven ground around the foundation from settling or sinking
Tree roots growing near the foundation
Water pooling around the foundation indicating a drainage problem
Tips to save money on foundation repairs
Foundation repairs can be simple and inexpensive to fix when caught early. If left for too long, those small issues can lead to massive damage and costly repairs. The best way to save money on foundation repairs is to:
Keep an eye on your property – Frequently checking your foundation for cracks, leaks, or smells can help you detect issues before they worsen.
Fix the problem early – Once you see signs of foundation issues, make repairs promptly. The sooner you fix a foundation problem, the less it will cost to repair.
Prevent future problems – Take steps to prevent future foundation issues by mitigating moisture and drainage problems and performing routine maintenance.
Properly grade the soil around your home for drainage. Grading around a foundation costs $500 to $5,000, depending on the size.
Install a sump pump costing $600 to $2,500 if your house is in a flood-prone area.
Seal cracks in your foundation, siding, or masonry.
Plant trees and shrubs away from the foundation to prevent root intrusion.
Schedule routine foundation inspections to catch damage early.
Foundation repair FAQs
What are the most common causes of foundation cracks?
Foundation cracks are most commonly caused by:
Poor soil conditions
Water damage
Plumbing leaks
Tree root invasion
Earthquakes
Poor construction
Does home insurance cover foundation repair?
Foundation repair is usually considered part of regular home maintenance and is not covered by homeowners insurance. However, the repair costs may be covered in situations when the foundation is damaged during an event that is covered by insurance such as a burst pipe or fire.
Should I buy a house with foundation repair?
If you are considering buying a house that needs foundation repair, have the foundation inspected by a qualified professional first. They will determine the severity of the damage and the estimated cost for repairs.
If the home seller discloses previous foundation repairs, an inspection can reveal the likelihood of future problems, especially if the underlying cause of the foundation damage was not addressed.
Can you live in a house during foundation repair?
In most cases, you can live in a house during foundation repair. However, repairs can take several weeks or even months to complete and can be disruptive and noisy. Also, you may need to move out if the damage is severe and the house is deemed unsafe.
Getting estimates for foundation repair
Find a foundation repair contractor near you to fix your foundation by following these suggestions:
Get at least 3 formal bids to compare repair methods and costs.
Confirm the company's experience with your type of foundation.
Make sure they're licensed, bonded, and insured, with 5+ years of foundation repair experience.
Look for foundation repair contractors with good reviews on HomeGuide and Google.
Ask for references from past clients to get their opinion on the work quality.
Confirm if the estimate includes labor, materials, and cleanup after completion.
Ask for a contract in writing that includes the costs, timeline, and warranty information.
Always arrange a payment plan with the final payment due upon completion.
Questions to ask a foundation repair contractor
A damaged foundation requires a professional contractor. Ask these important questions to find the right contractor for your repair:
Are you licensed, bonded, and insured for foundation repairs?
How long have you been repairing foundations?
What experience do you have with repairing my foundation type?
What type of repair method will you use to fix my cracked, sinking, or leaking foundation?
Does your estimate include materials, labor, and cleanup?
How long will the repair take?
Will we be able to stay in our home during the repair?
Do you have past clients I can contact for a reference?
Will you provide a written estimate, contract, and timeline for the repairs?
What happens if the damage is worse than you originally estimated?
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.