Your home’s foundation plays a crucial role in keeping your house standing strong and secure. It’s the underlying structure that provides stability and support, ensuring your home can withstand the test of time. Yet, foundations aren’t immune to troubles. Shifting soil, moisture problems, and the natural aging process can all lead to foundation damage.
The good news is that repairs can come to the rescue, preventing further harm. But the pressing question for many homeowners is, “How much does foundation repair cost?” In this guide, we’ll discuss foundation repair costs in detail.
The typical price for fixing a house foundation falls in the range of $2,250 to $8,600. And the average foundation repair cost is $5,400.
For smaller projects, you might spend as little as $500, while more extensive foundation repairs could set you back up to $52,500.
Foundation Repair Cost
High-End Repair Cost
$52,500
Average Repair Cost
$5,400
Low-End Repair Cost
$500
Factors Affecting Foundation Repair Cost
When determining the cost of foundation repair, several factors come into play, including the type of foundation, materials, permits, labor, and the level of damage. Here are some major factors affecting foundation repair costs:
1. Foundation Type
The cost of foundation repair is closely tied to the type of foundation your home has. Each foundation type presents its unique challenges and repair methods, impacting the overall cost.
For instance, concrete slab foundations are commonly found in areas with stable soil and can cost between $350 and $20,000 to repair. Brick and cinder block foundations may require filling cracks and using reinforcements, with costs ranging from $350 to $25,000.
2. Home Size
The size of your house is another factor that impacts foundation repair costs. Bigger homes tend to be pricier to fix because they’re heavier, have more complex structures, and demand more materials and equipment for repairs.
Larger houses require more hydraulic piers to support the foundation. These piers can cost anywhere from $700 to $2,100 each, depending on their type. So, the size of your home has a direct influence on foundation repair costs.
3. Soil Stability
The ground under your home may seem solid, but it’s not always that way. Soil can change, expand, and move over time. Certain types of soil are more steady than others, and this solidity influences how water flows through it.
Poor drainage can lead to corrosion underneath your house, which can harm your foundation. If you’re facing foundation problems, it might be necessary to get a detailed soil report to figure out what’s causing the issues.
Various soil tests have varying costs, but typically, a comprehensive geotechnical report will set you back somewhere between $1,000 and $5,000.
4. Foundation Settlement
As the soil expands, contracts, and stabilizes, your foundation may move along with it. This process, known as foundation settling, oftentimes needs extensive restorations, including the installation of supports planted deep in the earth. This may increase your foundation repair cost.
5. Reason of the Trouble
The foundation repair cost also depends on the cause of the problem. Homes can have various foundation types, each requiring different repair approaches. Additionally, the reasons for foundation issues can differ from one house to another.
These factors affect the cost of foundation repair. In general, a few of the typical reasons for foundation issues include shifting, cracks, leaks, bowing, crumbling, sinking, and soil erosion.
6. Severity of the Case
In the most severe cases of foundation problems, your home might become unsafe and unfit for living, potentially leading to its condemnation. This usually occurs when the foundation was originally built incorrectly or hasn’t been properly preserved.
A settling foundation can result in visible cracks in the walls and doors that don’t open or shut correctly. The foundation repair expense will depend on the extent of the damage and the seriousness of the issue.
7. Kind of Restoration
The foundation repair cost can fluctuate based on the method chosen to address your issue. There are numerous foundation repair options, each demanding precise materials and expertise.
8. Accessibility
If foundation issues are hard for laborers to reach, you must temporarily remove and replace landscaping to create access. This will increase the overall project cost. In contrast, crawl area foundation restorations are often more cost-effective as crawl spaces are easily accessible.
9. Labor
It’s crucial to employ a professional for foundation repair. Labor costs typically average about $200 per hour, though it’s advisable to obtain quotations from a minimum of three separate experts before making your decision.
10. Permits
Foundation repairs are intricate, involving structural alterations to your home, which necessitate obtaining a permit for the work. Fortunately, the cost of this permit, ranging from approximately $75 to $250, is relatively affordable when compared to other project expenses. However, it’s a crucial step to ensure compliance with residential building codes.
11. Materials
The material your foundation is made of has a significant impact on the foundation repair cost. Repairing brick foundations is usually on the lower end, costing between $350 and $15,000. On the other hand, repairs involving steel piers can be among the most expensive, varying between $950 and $19,200, depending on the number needed.
The choice of materials depends on your exact foundation problem, but common options include:
Cement
Polyurethane foam
Epoxy
Grout
Waterproofing items
Sealant
Carbon fiber
Jacks
Steel support beams
Steel reinforcement strips
Hydraulic piers
Here’s an overview of the average charge for these materials:
Material
Average Cost Range
Epoxy
$8 to $12 per square foot
Sealant
$1.25 to $4 per linear foot
Polyurethane foam
$8 to $25 per square foot
Cement
$120 to $185 per yard
Jacks
$500 to $1,300
Waterproofing items
$2,000 to $7,000
Grout
$5 to $6 per square foot
Hydraulic piers
$1,000 to $3,000 per pier
Carbon fiber
$85 to $250 per foot
Steel reinforcement strips
$4,000 to $12,000 for a dozen
Steel support beams
$6 to $20 per foot
Foundation Repair Cost by Type of Issue
The kind of problem your foundation is facing can give you an initial idea of how much repairs might cost. Here are the various types of foundation issues and the costs typically linked with them:
1. Cracks in the Foundation
Fixing cracks is one of the more budget-friendly foundation repairs, typically ranging between $35 and $1,000. For smaller, do-it-yourself fixes, you’ll be at the back of this spectrum. But if the cracks are substantial, it’s advisable to employ a professional, which can push costs towards the higher end.
2. Sinking Foundation
Fixing a sinking foundation may cost you anywhere between $5,300 and $17,000. When your home has settled and seems to be sinking, it’s often due to soil issues that can compromise the foundation’s integrity. Before making repairs, it’s wise to bring in a soil tester or specialist, with an average cost of around $75, to assess your soil and moistness.
3. Foundation Leak
If you’re dealing with a foundation leak, you’ll typically spend about $2,000 to $7,300. This covers the cost of repairing the leak and waterproofing your foundation. Smaller leaks can be fixed for approximately $2,000, whereas if you also require a drainage system installed, costs can reach the higher end of that range.
4. Bowing Wall
Repairing a foundation with curving walls usually falls in the range of $4,300 to $13,000. Curved walls require reinforcement strips, which can be made from either steel or carbon fiber. Steel strips are generally more expensive, so the choice depends on the extent of reinforcement your foundation requires.
Type of Foundation Issue
Average Cost Range
Cracks in the foundation
$35 – $1,000
Sinking foundation
$5,300 – $17,000
Foundation leak
$2,000 – $7,300
Bowing wall
$4,300 – $13,000
Foundation Repair Cost by Type of Repair
Here’s a breakdown of costs associated with foundation repair based on the type of repair:
1. Concrete Slab Leak Repair
Fixing a concrete slab leak typically ranges from $1,200 to $3,500, with an average cost of around $3,100. Smaller and simpler leaks might cost you less. But for more extensive repairs requiring excavation, the expense can exceed $4,000. If these leaks have led to water damage in your home, that could also impact the costs.
2. Mud Jacking
Mud jacking, also known as slab jacking or concrete leveling, costs around an average of $7,100 to $48,000 or $3 to $20 per square foot for a typical 2,400-square-foot home. This method can save approximately 50% of the cost of completely replacing your concrete slab.
3. Basement Underpinning or Piering
Underpinning, also referred to as piering, ranges from $12,000 to $52,500. It is a more costly option compared to simple concrete slab repairs. The total cost depends on the number of piers required, with most falling around $1,400 to $3,200 each. A standard home might need between 8 and 12 ports, although not all may require underpinning.
4. Reinforced Concrete Jacketing
Reinforcing your foundation generally costs around $4,300 to $13,000. If your house has bowing walls, you may have to invest in reinforcements made of either steel or carbon fiber to support the structure. Opting for carbon fiber can be a cost-effective choice compared to steel materials.
5. Comprehensive Foundation Replacement
Completely substituting your foundation is a substantial undertaking, with costs ranging between $20,000 and $100,000. In certain cases, you might not have the option of mud-jacking and will need to change your foundation entirely. This process involves raising the aged foundation, destroying it, installing a new one, lowering the house, and rebuilding the surrounding soil.
Extra Costs and Concerns Related To Foundation Repairs
Before you start calculating the total foundation repair cost, make certain to regard these additional expenses that may arise:
1. Status of Severity
The severity of your foundation’s condition plays a significant role in your budget. For instance, a small foundation leak, if caught early, might only require minor repairs. However, if the issue escalates into a significant issue, you could be looking at water damage repair costs ranging from $1,300 to $5,600.
2. Fresh vs. Old Foundation
When you install a new foundation, it typically averages $10,000, but costs can vary widely, from $5,000 to $40,000, depending on your home’s size. By choosing to repair your existing foundation, you can save about half or even more of the cost of a new installation.
3. Foundation Inspection
Foundation inspections usually cost around $300 to $3,000, with most falling around $600. Larger foundations tend to incur higher inspection costs, so the size of your foundation can impact this expense.
Types of Foundations
The type of foundation your home has will determine the potential issues you might encounter and the best solutions for them. Here are some of the most common foundation types:
1. Concrete Slab Foundation
A concrete slab foundation is a coating of concrete resting on the soil, usually 4 to 8 inches thick. These are common in warmer weather, as thawing and freezing soil can lead to cracks in thick concrete slabs. Homes with this type of foundation lack cellars or crawl areas, which means fewer issues with subterranean leaks and pests.
Repairing concrete slab foundations can range between $350 to $20,000.However, the drainage method needs to be integrated into the concrete.
2. Pier and Beam Foundation
Pier and beam foundations elevate a home several feet above the ground, creating an open-air crawl space for easier access to plumbing and electrical fixtures. Piers, often made of metal, concrete, wood, or brick, rest on deep underground footings, ensuring they are not affected by shifting or surface soil pressure.
These piers are connected to support beams, which, in turn, support the house’s floor joists. Repairs for pier and beam foundations can range from $700 to $25,000.
3. Basement Foundation
A full basement foundation is one of the costliest types to construct, involving significant excavation and construction. Basements expand the livable area of a home and are suitable for regions with freezing winters. They are supported by footings that extend below the frost line. However, basement foundations are also among the most expensive to repair.
4. Crawl Space Foundation
Crawl spaces are unfinished, unheated areas that may accommodate pipes or a furnace and serve as storage areas. Correctly constructed crawl spaces are properly ventilated to control moisture buildup. They typically have foundation walls made of concrete blocks or flowing concrete, which can forge cracks. Crawl space problems are somewhat manageable to handle because there is access to the underneath of the home.
5. Cinder Block and Brick
Some foundations consist of bricks or cinder blocks with mortar in between. These blocks are often applied in an overlapping design and grouted using steel rods. This technique offers the strength of a concrete slab, also permitting more compaction and expansion.
Foundations made of bricks or cinder blocks may develop cracks, leaks, or bows alongside mortar lines. Comprehensive sealing and waterproofing are necessary to control moisture issues, and reinforcement with carbon fiber or steel can enhance stability.
6. Stem Wall
A stem wall foundation is a common type of foundation found in homes. It’s like a barrier that supports the house above ground, creating a crawl space underneath. This design helps protect against water damage and temperature changes. Repairs for stem wall foundations depend on the damage’s severity and can cost between $350 and $20,000.
Indications You Must Repair Your Home’s Foundation
Detecting early signs of foundation problems can save you a good amount of money. If you reckon your home’s foundation is damaged, it’s essential to act promptly. Here’s what to watch for:
Cracks in floors, walls, or ceilings.
Windows and doors sticking or not closing properly.
Crooked or descending floors.
Gaps between the walls and the ceiling or floor.
Water damage or mold in the basement.
Exterior brick or siding cracks.
Crumbling or deteriorating concrete.
Chimney tilting or separating from the house.
Sagging or bouncing floors.
Soil erosion near the foundation.
5 Methods to Save Funds on Foundation Repairs
Your home’s foundation is vital, and repairs can be expensive. Here are 5 ways to save on foundation repair costs:
1. Get Multiple Quotes
Consult at least three local pros for accurate quotes tailored to your issues.
2. Free Inspections
Some contractors offer free inspections, helping you avoid upfront costs.
3. Temporary Solutions
If your budget is tight, inquire about safe temporary fixes.
4. Prioritize Critical Repairs
Start with essential fixes and save for minor maintenance.
5. Payment Plans
Look for contractors offering long-term payment options to ease the financial burden.
DIY Foundation Repair vs. Employing a Professional
When it comes to significant foundation repair, it’s not a DIY project. Your home’s structural integrity is on the line. Unless you’re dealing with tiny external crevices less than a quarter-inch wide, you should hire a professional foundation repair expert for a safe and secure job.
Repairing minor cracks yourself can cost anywhere between $35 and $575, averaging around $200. If you have the necessary tools and only need epoxy, you’ll be on the lower end. But if you opt for a DIY repair kit, expect to spend around $200. For homes with multiple cracks, you may require additional supplies, pushing you toward the higher side of the price spectrum.
Even when tackling manageable DIY repairs, it’s wise to have a local contractor review your foundation to rule out larger underlying issues, especially if you’re addressing numerous cracks.
FAQs
What is the best foundation repair method?
The right way to repair your foundation depends on what type of foundation you have and the specific issue it’s facing.
Is foundation repair covered by homeowners insurance?
No, insurance companies don’t cover these expenses as they view it as a part of routine home maintenance.
Does foundation repair affect home value?
Yes, foundation repair can impact home value, as a well-maintained foundation enhances a property’s worth.
What is the foundation crack repair cost?
The crack repair cost can be anywhere between $250 and $800.
Conclusion
The foundation repair cost can vary significantly based on factors like the type of foundation, extent of damage, and repair method. On average, it ranges from a few hundred dollars for minor repairs to several thousand for major issues. To save on costs, it’s essential to address problems early and obtain multiple quotes from reputable contractors. Remember, protecting your home’s foundation is an investment in its long-term stability and value.
