How much does a sinking foundation repair cost?
How much does a sinking foundation repair cost?
$4,500 – $15,000 cost to repair moderate settling
$15,000 – $40,000 cost to repair severe sinking
Average sinking foundation repair cost
The cost to repair a sinking foundation ranges from $4,500 to $15,000 on average, but repairs can cost up to $40,000 for severe cases. The total foundation settlement repair cost depends on the method used, the severity of the sinking or shifting, soil stability, and the size of your home. Minor crack repairs cost $1,000 to $5,000.
| Repair severity | Average cost |
|---|---|
| Moderate settling | $4,500 – $15,000 |
| Severe sinking | $15,000 – $40,000 |
| Minor cracks from settling | $1,000 – $5,000 |
Moderate settling
Fixing moderate foundation settling costs $4,500 to $15,000. This stage often involves piering or underpinning to stabilize shifting soil beneath the foundation. Repairs stop further movement, restore stability, and may include reinforcing walls or installing drainage systems to manage moisture around the foundation.
Severe sinking
Repairing a foundation with significant sinking costs $15,000 to $40,000. Major repairs can involve lifting and leveling the entire foundation, often with hydraulic jacks or deep piers, to return your home to its proper position. This process can handle large drops or widespread foundation movement, stabilizing your home long term.
Minor cracks
Repairing foundation cracks costs $1,000 to $5,000 for minor structural cracks. Professionals seal small cracks with epoxy or masonry patching to prevent moisture intrusion and further damage. These repairs address non-structural issues and offer a quick, affordable fix that helps protect your foundation's integrity before problems escalate.
Cost to fix a sinking foundation by method
Choosing the best repair method depends on the cause and extent of the sinking. The table below shows common repair solutions for sinking foundation problems and their associated costs.
| Repair method | Average cost | Typical scenario |
|---|---|---|
| Mudjacking | $4,500 – $9,000 | Small, sunken concrete slabs or mild settling |
| Underpinning | $10,000 – $30,000+ | Major settlement that needs deep support |
| Reinforcement / stabilization | $5,000 – $15,000 | Bowing or buckling foundation walls |
| Foundation lifting | $50,000 – $100,000+ | Severe or widespread sinking; major repositioning |
Mudjacking
Mudjacking costs $3 to $6 per square foot or $4,500 to $9,000 for a 1,500-square-foot foundation. This method uses grout or concrete pumped beneath sunken slabs to lift and level small, localized areas. It's a cost-effective method for minor dips but may require follow-up repairs if soil conditions remain unstable.
Mudjacking requires minimal excavation and is faster than full underpinning. Using foam for leveling costs more than concrete but may be better suited to foundation repairs.
Underpinning
Underpinning a foundation costs $10,000 to $30,000+ total and involves installing steel or helical piers deep into the stable soil below your foundation. This method provides strong, permanent support for settling foundations and works well in shifting soil areas.
Helical piers costs $2,000 to $4,000 each with installation. Minor issues may only require a few piers, while major issues may need more.
Reinforcement
Foundation reinforcement costs $5,000 to $15,000 for carbon fiber strips or steel anchors to strengthen bowing walls. This non-invasive solution restores structural integrity without extensive excavation. Steel reinforcement offers more durability for serious issues, while carbon fiber suits mild bowing.
Foundation lifting
Lifting a foundation costs $50,000 to $100,000+ to raise the entire house. This method involves hydraulic jacks or pier systems to physically raise the home and foundation. It addresses severe sinking or uneven settling, stabilizing your home and correcting damage. It is the most expensive but most comprehensive method, but this option is typically used only as a last resort.
Foundation settlement repair cost factors
Several factors affect sinking foundation repair costs:
Home size and accessibility: Larger homes and hard-to-access repair areas raise costs because they require more materials and time.
Soil type and stability: Clay-heavy or shifting sandy soils make repairs more complicated and expensive, as they might require drainage or deeper supports.
Labor and permits: Hourly labor rates depend on location and experience. Local permits and required inspections add to the total. A structural engineer costs $500 to $3,000 to determine the best repair method for you.
Unexpected obstacles: Tree roots, hidden prior repairs, or damaged underground utilities can drive up costs, so budget an extra $1,000 to $2,500 for surprises.
Diagnostics: A professional foundation inspection costs $400 to $750 and provides valuable information about any underlying problems. Many contractors will waive this inspection fee if you hire them for repairs.
Replacement: When repairs aren't sufficient, the cost to rebuild a foundation is $16 to $19 per square foot, or $23,000 to $48,000 total for a complete replacement, not including the cost to lift the house. This is an expensive option, but it provides a solution for extensively damaged foundations.
Foundation type
Different foundation types and materials require specific repair methods for settlement or sinking issues:
Poured concrete foundations respond well to injection methods like epoxy or polyurethane foam to stabilize cracks and lift sunken slabs.
Concrete block foundations often need individual block replacement or piering to support settling walls.
Stone foundations require specialized underpinning or custom repairs due to their irregular construction.
Brick foundations involve mortar repointing and possibly brick replacement to fix sinking-related crack patterns.
Pier and beam foundations call for pier adjustments, beam repairs, and moisture management to address uneven settling and maintain stability.
Waterproofing and drainage
Certain soil types, combined with poor drainage, can cause or worsen sinking. Tackling the root cause of a shifting foundation may involve improving drainage or adding a waterproofing system. The table below covers the costs for these services:
| 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 |
Post-repair maintenance
Keep your foundation in top shape by cleaning gutters and downspouts, maintaining correct soil grading, and sealing minor cracks before they worsen. Monitor basement humidity and watch for signs of new settlement, like wall cracks or sticking doors.
These steps extend the life of foundation repairs and prevent future issues, providing peace of mind for homeowners. Regular upkeep ensures early detection and addresses minor problems before they escalate.
Stay proactive by scheduling a professional foundation inspection every 3 to 5 years. Identifying and repairing small problems early can prevent the need for much more costly repairs later on.
FAQs about sinking foundation repair
What stops a foundation from sinking?
A stable, well-drained soil base stops a foundation from sinking further. Drainage corrections, proper grading, underpinning with steel piers, and sometimes adding more support with concrete or engineered materials help stabilize and prevent future settlement.
Is foundation settling covered by insurance?
Most homeowners insurance policies do not cover foundation settling or sinking, as the problem is seen as a maintenance issue rather than sudden damage. Check your specific policy for limited exceptions, like flood or earthquake coverage endorsements.
Is foundation settling normal?
Minor foundation settling (resulting in hairline cracks) is a normal part of a home's aging. However, ongoing, rapid, or severe settling that causes structural issues or difficult-to-close doors means you'll need to take corrective action.
Getting estimates for foundation repairs
When looking for a qualified foundation repair contractor near you, follow these steps:
Get at least three quotes from reputable, local companies with experience in your foundation type.
Explore customer reviews on HomeGuide and Google.
Check that the contractor offers a site inspection and a written, itemized estimate.
Compare warranty terms, references, and public reviews.
Ensure the company is licensed and insured.
Questions to ask contractors
Before hiring a contractor, these questions can help you make a confident choice:
What repair method do you recommend for my foundation, and why?
What is the complete price breakdown for the repair, including permits, engineering, and cleanup?
How long will the work take, and how disruptive will it be?
Can you provide proof of insurance, licensing, and references from recent projects?
What kind of warranty do you offer on both labor and materials?
Will you handle any needed engineering reports or soil tests?
How will you address future shifting or drainage issues to prevent recurring sinking?
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.