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How Much Does It Cost To Repair A Foundation?

Typical Range: $2,022 - $7,112

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Updated: August 26, 2021

Reviewed by Cati O'Keefe, Expert Home Building & Sustainability Contributor.

Written by HomeAdvisor.

Foundation Repair Cost

Most homeowners will pay around $4,563 to repair foundation issues. Major repairs involving hydraulic piers can cost $10,000 or more, and minor cracks cost as low as $500. The typical homeowner pays between $2,022 and $7,112.

Foundation settlement and cracking can lead to major structural problems for your home. You can repair many of these issues without tearing it out and starting from scratch. It can be a costly job, but the better educated you are about types of foundations, common issues and how best to fix them, the better you can work with your contractor to find a solution you can afford.

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National Average $4,563
Typical Range $2,022 - $7,112
Low End - High End $475 - $13,750

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Cost data is based on actual project costs as reported by 3,342 HomeAdvisor members in .

Cost to Fix Foundation Problems

Foundations that have been built on expansive clay, compressible or improperly compacted fill soils or have been poorly maintained can cause serious damage to your house as they settle and move. If you see signs of such damage, like cracks in walls or doors that won't close properly, it is important to talk to a professional right away. Damaged foundations that are not repaired quickly can lead to irreparable damage and an unsafe structure that could be condemned. The longer you wait, the worse the damage can get, and the costlier it will be to fix.

Even if you repair your foundation quickly, the inside of your home may already be damaged. This could require expensive repair for things like settled floors, extensive wall cracks, burst pipes and collapsed ceilings. Often, in these cases, much of that extra cost could be avoided by acting more quickly.

Foundation Crack Repair

Crack repairs will run you between $250 and $800. Cracks wider than 1/8" are cause for concern. At this point, you probably have a structural problem and should consult a structural engineer about your options. It could be that your foundation is sinking or the soil is exerting too much pressure on it.

Cracks that do not affect the structure can be fixed easily. However, they should not be ignored because they are throughways for moisture and could lead to structural problems if left alone. This fix will involve injecting either epoxy or polyurethane foam. If it's wet and leaking, waterproofing will be necessary.

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Foundation Leak Repair

Fixing foundation leaks costs $2,000 to $7,000. A leak or two can signal a huge problem with drainage and moisture around your home. To fix this issue, you will want to consult a professional about various waterproofing techniques that can better secure the structure. They will probably recommend sealing your foundation.

To do this, contractors excavate around your foundation, install new tile drains and fill the cracks with cement. They will also coat the structure in sealant and wrap it in a waterproof material. The cost of this repair involves labor, time and equipment, but it will be worth it to have a stable home.

House Settling & Sinking Foundation Repair

Contractors can restore the structure to its original height by raising it up and securing it with piers for $1,000 to $3,000 per unit or mudjacking which costs $500 to $1,300.

This is a major issue which demands immediate attention. Further settling will lead to more damage and instability. You may not be aware that your foundation is doing this until you have cracks and leaks assessed, or you may be able to tell by inspecting early signs of damage. The solution for this problem is to have the foundation leveled.

What makes this complicated is the fact that this problem often signals issues with soil or moisture. These will need to be addressed before using other methods to secure your home, such as employing jacks or replacing piers. Having these issues evaluated by a professional will add to your overall cost.

Bowing Wall Repair

Bowing basement walls can be fixed by using carbon fiber or steel reinforcement strips for $350 to $1,000 per strip. This type of damage is a sign of poor soil conditions caused by expansive clay, weak fill or insufficient drainage. You want to catch this right away because it lowers your home value and can cause your house to settle. You'll also need to assess the soil to solve the initial problem.

Major Foundation Repair Prices

Foundation repairs average about $4,500. Identifying the problem is the first step. Slabjacking a sinking foundation back into place may be all you need to do. Or, you may need to invest in the installation of steel support beams. Your contractor and structural engineer will play an important role in ensuring that you choose the right repair.

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Piering or Basement Underpinning

underpinning a foundation costs $1,000 to $3,000 per pier

Underpinning your basement costs $1,000 to $3,000 per pier. This is, in most cases, a more expensive repair method as it requires raising the foundation, excavation, and installing hydraulic piers. However, when the installation is performed by certified professionals, it is considered a permanent solution that will not be compromised by further settling of the house or shifting of the earth.

Also known as underpinning, this involves installing piers underground which lift and support the concrete. For this method, the foundation professional will need to dig many feet into the ground. The pier is then placed under your foundation and raised with hydraulics to lift it back into place and stabilize it. This method requires the use of multiple piers placed at different points.

House Leveling or Foundation Jacking

leveling a foundation costs $500 to $1,300

The average price paid for foundation jacking falls between $500 and $1,300. The process is also known as mudjacking or slabjacking. A professional pumps a grout mixture into the space under the concrete foundation and floats the foundation back to its original position.

This method is affordable and doesn't demand as much equipment or excavation. However, it is not the right solution for every foundation type. A professional will be able to assess which repair method is best suited for your particular issue. Slabjacking, although effective, could be rendered ineffective if there were any structural shifts to your home or the soil surrounding it.

Foundation Stabilization

stabilizing bowed walls costs $4,000 to $12,000 for 12 strips

Stabilizing foundation walls costs $4,000 to $12,000 for 12 strips of reinforcement. Your contractor can use two materials to stabilize the walls: carbon fiber and steel. Carbon fiber is a good choice if you have minimal bowing in your walls. Steel will be necessary for more significant shifts. Your contractor will help you to determine which will work best.

Steel, though more expensive, may be the most worthwhile investment. For this repair, you need to factor in the cost of repairing the walls, easing the pressure that's causing them to bow, and installing the support strips to strengthen them.

Sealing

"Don't underestimate the importance of grading your property correctly so water runs away from your house. An inexpensive regrading job can solve minor water issues. In addition, don't allow excessive mulch or plantings to hold water against your foundation. Consult a professional landscaper for guidance."Cati O'Keefe, Expert Home Building & Sustainability Contributor.

Foundation sealing can cost between $2,000 and $7,000. As mentioned above, sealing is a waterproofing solution to combat moisture and drainage issues. There are many facets to this process, and you don't necessarily need every service done.

Get an inspection from a structural engineer to find out the extent of your repair needs, so that you don't pay for unnecessary services. For example, applying sealant and installing a waterproof barrier may be all you need to do. If you have poor drainage, you'll need to make improvements in that area too.

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Common Issues by Type & Material

The type of foundation you have will narrow your repair options and can play a part in determining cost. Basements, for example, will require more extensive excavation than concrete slabs. Homes with crawl spaces or pier and beam structures will likely be easier to access and repair.

Concrete Slab

Settling slabs can usually be fixed through mudjacking and sealing. However, you might need a different type of supporting structure. Slabs work best in environments where the soil doesn't shift much. A structural engineer or soil specialist may recommend a deeper, more secure foundation. If you need a new one built, you'll be paying to have the house raised and the slab removed.

Crawl Space

These may settle, bow and crack. If moisture is causing significant deterioration under your home, a professional may insulate and ventilate the area. If the supports are shifting in the soil and causing the house to sink, you can install adjustable joists in their place to accommodate soil change and level the structure.

Cinder Block and Brick

Cracking and leaking are major issues and can eventually lead to bowing. Cracks run vertically, horizontally, or in steps along their joints. Horizontal cracks can be devastating for home stability. They will need to be filled, and drainage issues will need to be addressed. It is important to stabilize the foundation as soon as possible, using carbon fiber or steel reinforcements, as suggested by your contractor.

Basement

With a basement, you are likely to see the highest repair costs and the greatest variety of issues. Basements can sink, settle, crack, leak and bow. Often, one of these problems will quickly lead to another, if you don't fix it fast enough. In most cases, you will need to improve waterproofing, which could require extensive excavation to get to the exterior. You will also have more surface area to seal. If a wall or walls are bowing, you may have to pay for reinforcements as well.

Pier and Beam

The most likely issues with these are wood decay and settling, which signals that your soil is shifting or responding to moisture. You may need to replace your beams with steel and/or add more piers to the underpinning system. Severe soil issues could demand installation of deep pilings under the piers. To combat moisture, your contractor may adapt your drainage so that water moves away from the structure more directly. They can accomplish this by grading the area so that it slopes away, or they can install a more efficient drain system. They may even suggest installing a sump pump.

Structural Reports

If you have foundation issues, it is worth the extra foundation inspection report fees, ranging from $300 to $600 to address the problem. An engineer has no vested interest in selling you a solution to your problem, so you are more likely to get an unbiased opinion.

If you consult a repair professional, they may want to sell you the method that is easy for them or a high-dollar fix rather than what is right for you. It is better to go to a pro with your structural report in hand and ask them the cost of doing the necessary repair.

Home Resale Value

One of the biggest worries when any foundation issue appears is that it will make your home difficult or impossible to resell. You must disclose any work that you have had done on your foundation when it is listed for sale, but if you have had your home stabilized or piered, that could be seen as an asset rather than a drawback. In areas known to have expansive clay or soil issues, having hydraulic piers installed is a solution to a problem that every homeowner in the area expects to encounter at one time or another. Fixing stability problems is a necessary investment if you want your home to perform well in the market.

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