How much does it cost to raise a house?
How much does it cost to raise a house?
The average cost to raise a house is $10,000 to $40,000 to build underneath. Foundation replacement costs $20,000 to $100,000 on average or up to $150,000 to add a basement, which includes house lifting. The average cost to level a house is $3,500 to $10,000.
$10,000 – $40,000 cost to raise house only
$20,000 – $100,000 cost to lift house & replace foundation
The average cost to raise a house is $10,000 to $40,000 to build underneath. Foundation replacement costs $20,000 to $100,000 on average or up to $150,000 to add a basement, which includes house lifting. The average cost to level a house is $3,500 to $10,000.
House Lifting Cost
House lifting costs $10,000 to $40,000 just to elevate the structure. The average cost to raise a house above the flood zone is $20,000 to $80,000 for piers or pilings. The average cost to lift a house and replace the foundation is $20,000 to $100,000, or up to $150,000 to put in a basement.
| Project | Cost Per Square Foot | Average Total Cost |
|---|---|---|
| Raise a House | $10 – $30 | $10,000 – $40,000 |
| Lift a House & Replace Foundation | $20 – $80 | $20,000 – $100,000 |
| Lift a House & Build a Basement | $40 – $100+ | $40,000 – $150,000 |
| Reinforce Foundation For Second Story | $5 – $30 | $7,000 – $25,000 |
| Level a House | $5 – $10 | $3,500 – $20,000 |
| Moving a House To New Foundation | $12 – $16 | $15,000 – $60,000 |
Get free estimates from foundation repair companies near you, or learn more below.
Lifting a house reduces insurance premiums by 30% to 60% and increases home resale value by 15% to 25%.
Lifting allows you to strengthen or replace the foundation or add more living space through a basement or second story.
For homes that have incurred flood-related damage, FEMA may fund up to $30,000.
The full process of raising a house takes 4 to 8 weeks.
Average cost to lift a house
| National Average Cost | $22,000 |
| Minimum Cost | $5,000 |
| Maximum Cost | $100,000 |
| Average Range | $10,000 to $40,000 |
*House lifting only. Extra costs apply to replace foundation or make repairs.
Cost To Raise A House
The average cost of raising a house to build underneath is $10,000 to $40,000.
Small, single-story, wood-framed homes cost $10,000 to $25,000 to raise.
Larger houses, multi-story homes, and houses made of brick or stone are more difficult to stabilize and cost $15,000 to $40,000 to lift.
| Type | Cost Per Square Foot* | Average Cost* |
|---|---|---|
| Basic Project Small Single-Story Home, Wood-Framed, Pier and Beam Foundation, or Crawl Space |
$10 – $20 | $10,000 – $25,000 |
| Complex Project Large Multi-Story Home, Brick or Stone, Concrete Slab Foundation, or Odd Shape |
$15 – $30 | $15,000 – $40,000 |
*House lifting only. Extra costs apply to replace foundation or make repairs.
Cost To Elevate A House By Size
The home's size and weight are the most significant factors when calculating the cost to elevate a house.
| Home Size (Square Feet) | Average Cost* |
|---|---|
| 1,000 | $10,000 – $25,000 |
| 1,500 | $15,000 – $35,000 |
| 2,000 | $20,000 – $45,000 |
| 2,500 | $25,000 – $50,000 |
*House lifting only. Extra costs apply to replace foundation or make repairs.
Cost Factors To Jack Up A House
| Factor | Average Cost |
|---|---|
| Labor | $5,000 – $30,000 |
| Structural Engineer | $1,000 – $2,000 |
| Architect | $2,000 – $5,000 |
| Plumber | $45 – $140 per hour |
| Electrician | $40 – $100 per hour |
| Excavation and Grading | $800 – $6,000 |
| Foundation Repairs | $250 – $20,000 |
| New Exterior Staircase | $800 – $2,500 |
| Permits | $500 – $6,000 |
| Lifting Over 8 Feet | + 20% – 40% of total |
The following factors impact the cost:
Labor – Labor costs $5,000 to $10,000 for basic jobs and up to $30,000 for larger homes or complex projects.
Construction Type – Costs depend on the house's age, shape, size, weight, number of stories, and if the garage is attached. Older homes or homes constructed with heavier materials or complex layout designs require additional jacks and reinforcements to lift.
Accessibility – Costs increase if neighboring structures or obstacles such as large trees block access to the home.
Elevation – Costs increase by 20% to 40% when lifting a house over 8 feet.
Foundation Type – Houses on a pier and beam foundation with an existing crawlspace are easier and less expensive to lift due to the accessibility beneath the house.
Foundation Repairs – Foundation repairs cost $250 to $800 for minor cracks and $2,000 to $20,000 to fix major issues. Damaged or rotten wood needs replacing before raising the house. A concrete slab with major cracks is more complex and requires additional support.
Plumbing, Electrical & Utilities – Plumbers charge $45 to $150 per hour and electricians charge $50 to $130 per hour to disconnect and reconnect plumbing, heating, cooling, and wiring. Utility companies may charge fees to disconnect gas, water, telephone, and internet lines.
Excavation – Excavation costs $1,500 to $10,000 depending on the size of the house and the depth of excavation. The cost to level a yard is $0.40 to $2.00 per square foot.
Structural Engineer – Structural engineers charge $100 to $220 per hour or $1,000 to $2,000 to inspect and plan a house lifting project. A structural engineer should evaluate the structural integrity of the house and foundation before, during, and after the lift.
Architect – Hiring an architect costs $100 to $250 per hour or between $2,000 and $5,000, depending on the job size and type.
Permits – Building permits cost $500 to $6,000 to lift a house, depending on the job size.
Insurance – Homeowners may need to purchase short-term “Vacant Under Renovation” insurance during the project. Reputable contractors have liability insurance to cover potential damages.
Landscaping – Trees and landscaping may need removal before lifting to provide access.
Tree removal costs $300 to $800 each.
Replanting or installing landscaping costs $4 to $12 per square foot.
Stairs – Building an exterior staircase costs $800 to $2,500, depending on style and materials. New exterior staircases are required to access the elevated entrances.
Accommodations – Homeowners must vacate the house during the project and must temporarily rent or find another place to live.
Cost To Lift A House And Replace Foundation
The average cost to lift a house and replace the foundation is $20,000 to $100,000, depending on the home's size, accessibility, and support required. Without house lifting, replacing a foundation costs $6 to $50 per square foot or $12,000 to $100,000, depending on the type.
| Type | Average Cost |
|---|---|
| Small Home or Simple Project | $20,000 – $50,000 |
| Large Home or Complex Project | $50,000 – $100,000 |
Additional basement improvements may add to the cost:
Steel beam replacement costs $100 to $400 per foot installed.
Basement waterproofing costs $6 to $15 per square foot.
First, the house is lifted and supported using beams, called cribbing. Then, the foundation is excavated and demolished completely. New footings are poured, and forms are set for pouring the foundation walls. After curing, the cribbing is removed and the house is attached to the new foundation.
Cost To Raise A House On A Slab
Elevating a house on a slab-on-grade foundation (without a basement) is easier if the house and concrete slab are lifted together. A slab separation elevation involves separating the walls from the slab. This method is used when the lift is over 8 feet or if the house already requires extensive repairs.
When separated, old slabs strong enough to support the elevated house may be left in place. Otherwise, the slab is cut back and broken up and a new elevated wood-framed floor or concrete slab is constructed.
Cost To Reinforce Foundation For Second Story
The average cost to reinforce a foundation for a second story is $7,000 to $30,000, with complex projects up to $70,000.
A structural engineer should inspect the foundation to determine if it can handle the extra weight.
Most foundations are already strong enough to support an additional floor.
After reinforcing the foundation, the cost to add a second story is $100 to $300 per square foot.
Cost Of Lifting A House To Build A Basement
The average cost to lift a house and put in a basement is $40,000 to $150,000, depending on the size and finishings. Without house lifting, the cost to build a basement is $20,000 to $55,000 unfinished or $30,000 to $150,000 for a finished basement.
| Foundation Type | Average Cost |
|---|---|
| Base Cost To Raise House | $10,000 – $40,000 |
| Add Unfinished Basement | + $25,000 – $70,000 |
| Build Finished Basement | + $40,000 – $150,000 |
| Average Total Cost | $40,000 – $150,000 |
Adding a basement expands the square footage and total living space and costs less than reinforcing the foundation and building a second story.
Cost To Level A House
The average cost to level a house is $3,500 to $6,500 for piering and underpinning a single corner or $10,000 to $20,000 for extensive damage. Releveling costs depend on the foundation type, cause of damage, severity of the deterioration, and the number of piers required.
| Level Type | Average Cost |
|---|---|
| Installing Shims | $1,000 – $3,500 |
| Piering and Underpinning A Single Corner | $3,500 – $6,500 |
| Underpinning Extensive Damage (8 – 10 Piers) | $10,000 – $20,000 |
| Mudjacking / Concrete Leveling Foam | $3,000 – $15,000 |
First, consult with a structural engineer to provide an inspection report and recommend a solution before leveling a house. Shifting soil, tree roots, concrete deterioration, seismic tremors, poor drainage, and soil shrinkage or heaving can cause a foundation to settle.
Additional costs may include:
A building permit costs $75 to $150.
Hiring a structural engineer costs $300 to $1,000 for an inspection report and plan.
Hiring a geotechnical engineer costs $500 to $2,000 for a soil composition report.
Installing a French drain costs $1,000 to $4,000 for an exterior yard or $4,000 to $12,000 for an interior perimeter drain.
Foundation reinforcement with anchor bolts costs $1,500 to $4,000+ for areas prone to earthquakes.
Piering and Underpinning
Underpinning costs $1,000 to $3,000 per pier, depending on the type (reinforced concrete, steel push, or helical) and depth required for stability. Underpinning with piers is the most common method to strengthen and level an uneven foundation.
After raising the foundation to a level position with hydraulic jacks, piers are inserted into deeper, more stable soil at 6' to 8' intervals.
Extensive damage requires 8 to 10 piers.
For concrete slab foundations, fixing sinking requires injecting structural fill (slabjacking), or underpinning the dropped areas through mass concrete pouring, beam and base, or mini-piles. Resolving heaving requires removing the water source to ensure the soil under the foundation stays dry.
Foundation Foam Jacking
Mudjacking costs $3,000 to $15,000 or $3 to $25 per square foot. Slabjacking is a non-invasive method that injects a structural fill underneath the slab to float the foundation back into its original position.
Slabjacking is recommended for concrete slabs that only need minor leveling.
Cost To Raise A House Above Flood Zone
The average cost to raise a house above the flood zone is $20,000 to $80,000, including lifting and new piers, posts, or pilings foundation. Raising a home above the floodplain lowers insurance premiums by 30% to 60% as it reduces the risk of flood damage.
| Foundation Type | Average Cost* |
|---|---|
| Base Cost To Raise House | $10,000 – $40,000 |
| Pier & Beam | + $8,000 – $20,000 |
| Columns / Posts | + $13,000 – $24,000 |
| Pilings | + $12,000 – $40,000 |
| Average Total Cost | $20,000 – $80,000 |
*Prices vary depending on the foundation type, home size, soil conditions, flood zone, and amount of elevation required. Costs increase by 20% to 40% when lifting over 8 feet.
FEMA recommends raising the lowest floor to at least one foot above the Base Flood Elevation (BFE), so the living area is above all but the most severe floods. Check the Risk MAP to see if you're in a flood zone and look up the BFE to determine the required elevation.
Homes in Zone A are placed on shallower footings with posts or columns.
Coastal homes in Zone V require deeper foundations using piers or pilings that withstand more intense wave action.
Pier & Beam
Reinforced concrete piers or masonry blocks cost $8,000 to $20,000 to install after lifting the house. Piers used in house lifting projects must be reinforced with steel bars to prevent flood damage.
Most house lifting projects require 8 to 10 piers at $1,000 to $3,000 per pier.
Replacing House Columns / Posts
Replacing house columns costs $13,000 to $24,000, depending on the material. Wood posts are the least expensive and reinforced concrete columns or masonry block costs more. Posts are placed into drilled holes and then reinforced with a concrete pad or encased in concrete.
| Elevation Above Grade | Cost Per Square Foot* | Average Foundation Cost* |
|---|---|---|
| 0' to 5' | $10 – $15 | $13,000 – $18,000 |
| 5' to 10' | $14 – $18 | $17,000 – $22,000 |
| 10' to 15' | $15 – $20 | $18,000 – $24,000 |
*Prices do not include house lifting.
Cost To Raise A House on Pilings
After raising a house, installing pilings cost $12,000 to $40,000 or $10 to $40 per square foot, not including lifting costs. Pilings are typically required in coastal areas or when elevating a house more than 10' to 12' above the ground.
| Elevation Above Grade | Cost Per Square Foot* | Average Foundation Cost* |
|---|---|---|
| 0' to 5' | $10 – $25 | $12,000 – $30,000 |
| 5' to 10' | $15 – $30 | $17,000 – $36,000 |
| 10' to 15' | $18 – $40 | $22,000 – $40,000 |
*Prices do not include house lifting.
Government Funding Help
FEMA may fund up to $30,000 through ICC coverage to help pay for elevation, relocation, and demolition for homes that have incurred flood-related damage. Some cities and states offer additional tax incentives to elevate houses above the BFE.
Reduced Flood Insurance Premiums
For homes in a high-risk flood area, elevating one foot above the BFE reduces annual insurance premiums by 30%. Lifting a house three feet above the BFE saves up to 60% on premiums.
Homeowners save $15,000 to $100,000 on flood insurance premiums throughout a 30-year mortgage.
Cost To Elevate & Move House To New Foundation
The average cost to move a house to a new foundation is $18,000 to $40,000+ or $12 to $16 per square foot. The cost to transport an entire house depends on the home's size and weight, accessibility, move distance, and other obstacles. These costs exclude permits and a new foundation.
| Factor | Average Cost |
|---|---|
| Transport Permits | $400 – $5,000 |
| Structural Engineer Inspection | $1,000 – $2,000 |
| Transport House | $18,000 – $40,000+ |
| New Foundation at Destination Site | $5,000 – $20,000 |
Building a new foundation at the destination site adds $5,000 to $20,000 on average, or up to $50,000 for a basement.
Permits to transport a house cost $400 to $5,000.
Additional expenses apply to move a house over difficult terrain, cross railroads, or raise utility lines to allow the house to pass.
Moving a house takes 2 to 3 months for the preparations, lifting, transport, and post-move renovations.
Pros & Cons Of Raising A House
Pros
Increases home resale value by 15% to 25%
Reduces or eliminates flood risk
Saves $15,000 to $100,000 throughout a 30-year mortgage due to reduced flood insurance rates
Increases living space by adding a basement or second level without sacrificing yard space
Creates a more accessible area to service appliances such as HVAC systems and water heaters
Improves the condition of the home by leveling or strengthening the existing foundation or adding a new foundation
Prevents future damage from foundation settling
Cons
Expensive
May significantly alter the appearance of the structure
Requires the construction of new stairs to reach newly elevated entrances
In some cases, the contents of the house must be removed before elevating.
House lifting equipment can damage the surrounding landscape.
Homeowners must relocate to alternative housing during the house lifting process.
How To Jack Up A House
The steps to jack up a house include:
Contractors excavate tunnels beneath the home.
The contractors insert beams in the tunnels to support the house and position hydraulic jacks below each beam.
The jacks are raised slowly and evenly throughout the day to prevent any structural damage.
After lifting the house, contractors repair or replace the foundation.
The house is lowered back onto the foundation.
Contractors complete any additional renovations.
How To Prepare For House Lifting
Hire a general contractor and house lifting company to plan the engineering and architectural drawings, permits, lift height, foundation repair or replacement, and any other renovations.
Empty the crawlspace or basement. Everything inside the house can be left in place.
Disconnect all utilities, including plumbing, electric, gas, heating, cooling, telephone, and internet.
Have a plumber remove any pipes, plumbing, or ductwork below the floor joists.
Have an electrician organize (tack up) or remove any wiring beneath the house.
Mark any private utilities and lines, such as wells, septic tanks, and sprinkler systems. Contact local utility companies to mark buried gas and electric lines.
Remove steps, porches, and decks that aren’t being lifted with the house.
Remove or move any pavers, shrubbery, fences, and other landscaping that blocks equipment access. Professionals can usually work around trees but may request removal if necessary.
Secure any fragile belongings or tall pieces of furniture inside the house.
If necessary, get permission from neighbors and local authorities to allow equipment to access the street and neighboring properties.
House Lifting FAQs
How Long Does It Take To Raise A House?
The full process of raising a house takes 4 to 8 weeks on average. The time it takes to lift a home depends on the preparations, permits, foundation type, amount of elevation, repairs, weather, and inspections. After preparation, the actual house lifting takes 2 to 7 days.
| Process | Days |
|---|---|
| Initial Site Preparations & Permits | 7 – 14 |
| Lift House | 2 – 7 |
| Foundation Replacement, Repairs, Inspections | 14 – 30 |
| Lower House | 1 – 2 |
House lifting companies schedule work a minimum of 2 to 6 weeks in advance. Rushing the process adds significant costs for extra labor and materials.
Will House Lifting Damage My House?
Houses are lifted in a slow, smooth process without causing any major damage. Some techniques use repairable holes in the walls to attach bracing. In rare cases, cracks in drywall and tiles occur depending on the prior level of foundation settling and structural issues.
Can I Live In The House While It’s Being Lifted?
Living in or being inside the home during the lifting process is not recommended. However, everything inside the house can be left in place.
Hiring House Lifting Companies
House lifting is not a DIY project. Professionals use complex, expensive equipment to safely raise a house or level a foundation without causing structural damage.
Who Lifts Houses?
House raising contractors specialize in lifting houses, but usually don't make repairs. Hire a general contractor to oversee and manage the project, including surveying, engineering, pulling permits, disconnecting utilities, excavation, replacing the foundation, and landscaping.
Before hiring a contractor, be sure to:
Get at least three in-person estimates to compare.
Read reviews and check out their previous work on HomeGuide and Google.
Select companies that are insured, bonded, and have been in business for 5+ years.
Avoid selecting the lowest quote as quality may suffer.
Ask for an itemized contract and warranty in writing.
Avoid making large payments up front. Come up with a payment schedule for the work completed.
Questions To Ask House Lifting Companies
How many houses have you lifted or transported?
Can I see a portfolio and references for your past home raising jobs?
Do you have insurance for raising and moving structures?
Do you have a comprehensive safety plan?
What equipment will you use to lift the house? (Look for companies using a unified hydraulic jacking system and crib jacks.)
What other costs might be associated with the lift?
What permits do I need, and will you obtain them?
How do you handle damages that happen on the job?
What does your warranty policy include?
What’s your payment schedule?