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How Much Does Foundation Repair Cost? (2024)

What Are The Signs Your Foundation Needs Repair?

A strong foundation is the backbone of your home, literally. It’s what keeps your house upright and structurally sound. But like any other part of your home, foundations can deteriorate over time, leading to cracks, leaks, and bowing walls. If you notice any of these signs, it’s important to get a professional foundation inspection right away. Ignoring foundation problems can lead to serious and costly damage down the road.

Here are some of the most common signs that your foundation may need repair:


  • Cracks in the foundation: Cracks in the foundation are a telltale sign of trouble. Small hairline cracks may not be a major concern, but larger cracks, especially diagonal cracks or cracks that are wider than a quarter inch, could indicate a more serious problem.
  • Uneven floors: If your floors are uneven or sloping, it could be a sign that your foundation is settling unevenly. This can cause doors and windows to stick, and it can also lead to major structural problems.
  • Bowing walls: Bowing walls are a serious sign of foundation failure. If you see a wall that is curving inward, it means that the foundation is no longer able to support the weight of the house.
  • Foundation leaks: If you see water seeping into your basement or crawlspace, it could be a sign that your foundation is leaking. Foundation leaks can cause mold and mildew growth, as well as damage to your belongings.

If you notice any of these signs, don’t hesitate to call a foundation repair contractor. The sooner you get the problem fixed, the less likely it is that you’ll face serious and expensive damage.

The cost of foundation repair can vary depending on the severity of the problem and the size of your home. However, it’s important to remember that foundation repair is an investment in your home. Ignoring foundation problems will only make them worse, and it could end up costing you more in the long run.

What Is The Average Cost to Repair a House Foundation?

  1. The cost of repairing a house foundation can vary widely, ranging from a low of $200 for minor crack repairs to a high of $52,500 for extensive structural work. However, the average cost falls between $2,250 and $8,600, with a sweet spot around $5,400.

  2. On the lower end: You might pay $200 to $1,000 for simple crack filling or sealing leaks.

  3. In the middle ground: Repairing a sinking foundation can cost anywhere from $5,300 to $17,000, while fixing bowing walls typically ranges from $4,300 to $13,000.
  4. On the high end: Extensive foundation stabilization using methods like hydraulic piers can push the cost up to $25,000 or even more.

Remember, these are just estimates. The actual cost will depend on several factors, like:

  • The type and severity of the damage: Minor cracks are cheaper to fix than major structural issues.
  • The size and type of your foundation: Larger homes and foundations made with complex materials like stone will cost more to repair.
  • The materials and methods used: Epoxy for cracks is cheaper than underpinning with steel beams.
  • Local labor costs: Rates vary across regions.

Here’s a tip: Before getting quotes, be sure to diagnose the problem accurately. Consult a foundation repair professional for a proper assessment and estimate. Remember, addressing foundation issues promptly can save you money in the long run compared to letting them worsen

Foundation Repair Cost by Problem Type

The cost of foundation repair can vary greatly depending on the type of problem you’re facing. Here’s a breakdown of the most common issues and their associated repair costs:

Cracks: These are the most common foundation problem, and luckily, they’re also the most affordable to fix. Minor hairline cracks, often caused by natural settling, can be filled for as little as $250. However, wider cracks (more than ¼ inch) or those showing signs of movement may require more extensive repairs, costing up to $800 per linear foot.

Crumbling: If your foundation is actually crumbling, it’s a sign of serious deterioration and requires immediate attention. Repairing crumbling concrete typically involves removing the damaged sections and replacing them with new material. This can cost anywhere from $500 to $3,000 per square foot.

Erosion: Foundation erosion is caused by water and can occur along the foundation wall or at the base. The cost of repair depends on the severity of the erosion, but typically ranges from $1,000 to $5,000. In some cases, complete foundation replacement may be necessary, which can cost upwards of $20,000.

Sinking: A sinking foundation is a major structural problem that can cause uneven floors, cracks in walls, and even doors and windows that stick. Repairing a sinking foundation typically involves lifting the house with hydraulic piers and then stabilizing the soil around the foundation. This can be a costly process, ranging from $5,000 to $20,000 or more.

Shifting and Bowing: Foundation shifting and bowing occur when the foundation walls move inward or outward due to pressure from the soil. This can be caused by a variety of factors, including poor drainage, soil shrinkage, or even tree roots. Repairing shifting or bowing walls typically involves installing steel anchors or beams to stabilize the foundation. This can cost anywhere from $3,000 to $15,000.

Repair Method

1. Cracks

  • Repair Methods:
    • Epoxy/Polyurethane Injection: Filling cracks with epoxy or polyurethane to seal them ($35-$1,000).
    • Concrete Patching: For larger cracks, applying a concrete patch ($500-$4,000).
  • Cost: Typically the least expensive to repair, ranging from $35 to $4,000.

2. Crumbling

  • Repair Methods:
    • Concrete Resurfacing: Applying a new layer of concrete to the affected area ($3,000-$5,000).
    • Concrete Replacement: Removing and replacing severely damaged sections ($5,000-$10,000).
  • Cost: Generally more expensive, ranging from $3,000 to $10,000.

3. Erosion

  • Repair Methods:
    • Drainage Improvement: Installing or repairing gutters and downspouts to redirect water away from the foundation ($1,000-$3,000).
    • Grading: Reshaping the soil around the foundation to ensure proper drainage ($1,500-$5,000).
    • French Drains: Installing underground drainage systems to collect and divert water ($4,000-$10,000).
  • Cost: Varies depending on the severity and extent of erosion, ranging from $1,000 to $10,000.

4. Sinking

  • Repair Methods:
    • Mudjacking: Pumping a cement slurry under the foundation to raise it ($500-$2,500 per pier).
    • Helical Piers/Push Piers: Installing steel piers deep into the ground to support the foundation ($1,500-$3,000 per pier).
  • Cost: Usually more expensive, ranging from $500 to $3,000 per pier, depending on the number of piers needed.

5. Shifting

  • Repair Methods:
    • Underpinning: Installing support beams or piers beneath the foundation to stabilize it ($12,000-$52,500).
  • Cost: Among the most expensive repairs, typically costing $12,000 to $52,500.

6. Bowing

  • Repair Methods:
    • Wall Anchors: Installing steel rods through the foundation wall and anchoring them into the soil outside ($4,300-$13,000).
    • Carbon Fiber Straps: Securing carbon fiber straps to the interior of the wall to reinforce it ($4,500-$14,000).
  • Cost: Usually in the $4,300 to $14,000 range.

Foundation Repair Cost by Type of Repair

Prices are for the average-sized home (2,400 sq ft) and can vary significantly depending on factors like severity of damage, local material and labor costs, and access to the foundation.

1. Mud Jacking

Price range: $3 – $20 per square foot
Total cost: $7,100 – $48,000

2. Basement Underpinning or Piering

Price range: $12,000 – $52,500
Total cost: $12,000 – $52,500

3. Concrete Slab Leak Repair

Price range: $1,200 – $3,500
Total cost: $1,200 – $3,500

4. Reinforced Concrete Jacketing

Price range: $4,300 – $13,000
Total cost: $4,300 – $13,000

5. Total Foundation Replacement

Price range: $40,000 – $100,000+
Total cost: $40,000 – $100,000+ (Can even rise above $100,000 depending on specific factors)

Hiring a Professional vs. DIY Foundation Repair

When it comes to fixing issues with your home’s foundation, deciding between hiring a pro or tackling it yourself is a big deal. Sure, saving money by going the DIY route might sound tempting, but let’s face it – foundation problems are no joke. They’re like the backbone of your house, and messing with them requires some serious know-how.

Professional foundation repair bring a ton of expertise and experience to the table. They can figure out exactly what’s going wrong and use their bag of tricks to make sure the fix is solid and lasting. On the flip side, DIY attempts often lack the precision and smarts needed, putting your home at risk of more damage and even compromising its safety.

Fixing a foundation isn’t exactly a beginner’s project. You need to get construction principles on point, and messing up can end up costing you way more in the long run. Trust me, investing in a pro is like buying insurance for your home’s stability. It’s the smart move to keep everything standing strong.

How to Save Money on Foundation Repair Costs

Foundation repair costs can be significant, but there are steps you can take to minimize expenses. Here’s a seven-step guide on how to save money on foundation repair costs:

  1. Early Detection and Regular Inspections

    • Be proactive in identifying foundation issues by conducting regular inspections of your property.
    • Look for signs such as cracks in walls, uneven floors, or doors/windows that don’t close properly.
    • Detecting problems early can help prevent further damage and reduce repair costs.

  2. Maintain Proper Drainage

    • Ensure that your property has effective drainage systems in place to divert water away from the foundation.
    • Clean gutters regularly to prevent clogs that can lead to water accumulation.
    • Install downspout extensions to direct water at least 5 feet away from the foundation.

  3. Manage Soil Moisture

    • Maintain consistent moisture levels in the soil around your foundation. Excessive dryness or moisture can both be detrimental.
    • Use soaker hoses to water the foundation during dry periods, especially in clay-rich soils that are prone to shrinking and swelling.

  4. Address Plumbing Issues Promptly

    • Fix any plumbing leaks promptly, as water leaks can compromise the foundation.
    • Monitor water bills for unexpected increases, which may indicate a hidden plumbing issue.

  5. Invest in Foundation Maintenance

    • Consider preventive measures like foundation watering during dry seasons to maintain soil moisture.
    • Hire professionals for routine foundation inspections and maintenance.
    • Small repairs and adjustments made over time can prevent larger, more expensive issues.

  6. Multiple Quotes for Repairs

    • If foundation issues arise, obtain multiple quotes from reputable foundation repair contractors.
    • Compare the quotes in terms of the proposed solutions, costs, and warranties.
    • Beware of unusually low bids, as they may indicate inferior workmanship or the use of subpar materials.

  7. Explore Financing Options

    • In case the foundation repair costs are substantial, inquire about financing options with the repair contractors.
    • Some companies offer payment plans or financing programs that can help spread out the financial burden over time.
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