Your home is only as stable as its foundation. As a structure ages, shifting soil and the weight of the home can cause leaks, minor cracks, and other issues.
Fixing foundation issues can be very stressful for homeowners, especially when the costs are high. Repairing a foundation can cost anywhere from a few hundred dollars to $35,000, depending on the damage, corrective measures, permits, excavation, and the materials used to repair it.
If left unattended, damage can lead to plumbing problems, uneven floors, and a reduced resale value. It’s important to notice signs of foundation problems early, such as sticking doors, which can indicate underlying issues and help prevent further foundation damage and higher repair costs.
Average Costs for Foundation Repair
According to Angi, the average foundation repair cost for projects is $5,166, with a range of $2,219 to $8,113. This figure is close to the national average, serving as a useful benchmark for homeowners. The cost of foundation repair can vary widely, with costs ranging significantly depending on the repair method, severity of damage, and region. When planning for repairs, it is important to consider the overall cost, including materials, labor, and any additional fees.
The types of issues plaguing a foundation can help roughly estimate the cost of repairs. Here are different types of foundation issues and their associated costs to help establish your budget.
Foundation Repair Cost by Problem
Cracks in the Foundation
Repairing cracks can cost between $35 and $1,000, depending on the size and whether the issue involves vertical cracks or other types of foundation cracks.
Sealing cracks is a common and cost-effective repair method for minor foundation cracks, helping to prevent further damage and water intrusion. You can even DIY fix if the crack is minor and pay on the lower end of the range. For big cracks, we recommend hiring a pro, which can increase the cost to the upper end of the range.
Sinking Foundation
A sinking foundation can cost $5,300 to $17,000 to fix. A sinking foundation can lead to cracks in the walls, doors or windows not closing, or uneven floors. If not addressed, a sinking foundation can cause structural issues and may eventually result in foundation failure or significant structural issues that require extensive repairs.
Foundation Leak
Research shows that at least 98% of basements experience some sort of water damage in their lifetime. Foundation leaks can cause moisture issues, which may result in mold growth and moisture buildup if not addressed promptly.
To fix a leak in your foundation, you’ll need $2,000-$7,300, and later waterproof it to avoid future leaks. You’ll spend $2,000 if you just want to fix a leak, and $ 7,300 if you need to install a drainage system.
Bowing Wall
Bowing walls are a key sign of foundation problems. This is when the center of the house foundation is pushing inward while the top and bottom are still in good shape. Bowing walls are often accompanied by a long horizontal wall crack running along the wall’s center.
Bowing or cracked basement walls can indicate extensive damage that requires professional intervention to prevent further structural issues and costly repairs.
Repairing bowing walls costs $4,300 to $13,000. To fix bowed walls, you’ll require strips of reinforcement made of steel or carbon fiber. Steel strips are more expensive compared to carbon fiber, but they’re necessary if your wall needs a lot of reinforcement.
Shifting or Settling Foundation
There are many reasons a foundation settles or shifts; in most cases, it’s due to soil erosion, temperature and humidity fluctuations, and changes in soil moisture. Shifting or settling foundations can lead to structural damage and sagging floors, which may require more extensive repairs.
Fixing a shifting or settling foundation is costly, as it’s based on several factors. Severe settling requires underpinning, which can cost $10,000 – $30,000. On the other hand, minor issues can be resolved with mudjacking, which costs $600-$1,600.
Foundation Repair Cost by Type of Repair
Now that you know how much repairing a foundation costs based on the type of issues, it’s time to learn about foundation repair by the repair method. Some repair methods involve complex repairs, more complex repairs, or even major repairs, which can significantly increase costs due to the advanced structural solutions and expertise required. Mudjacking is a method that involves injecting a mixture under the foundation to lift it back to level. Here are common foundation repair methods and their costs.
Concrete Slab Leak Repair
A slab leak occurs when a water pipe leaks under the concrete slab foundation; since the water lines are beneath the house, you might not even realize you have a serious plumbing issue developing. A slab leak is a common foundation issue, and material costs for repairs can vary significantly depending on the extent of the damage and the quality of materials used.
Repairing a slab leak costs an average of $3,100 (between $1,200 and $3,500). Your cost will be on the low end if you’re dealing with a minor repair. If your repair requires excavation, it might cost upwards of $4,000. If the concrete slab causes water damage in your home, then the prices go up further.
Mud Jacking
Slab jacking costs $7,100 to $48,000 for an average home size of 2,400 square feet or $3 to $20 per square foot. Slab jacking, also known as mud jacking, is a cost-effective way to repair your foundation instead of replacing it. Slab jacking is a type of concrete leveling that can save you at least 50% compared to what you’d spend to replace the entire concrete slab.
However, labor costs and the need for more materials can increase the total expense of mud jacking, especially for larger homes or foundations with severe damage.
While it’s an affordable fix for sunken slabs, it isn’t permanent because it doesn’t address the root cause of the foundation issues.
Foundation Leveling
This is a subset of foundation repair that addresses foundation settlement by correcting it to a level position to avoid further damage. It involves installing helical piers, push piers or slab piers to stabilize and lift the foundation. In some cases, foundation leveling may require specialized equipment to access difficult areas or handle complex repairs.
For severe foundation issues, foundation lifting—a more extensive and costly process—may be necessary, which can significantly increase the overall cost.
Foundation levels cost $3-$25 per square foot depending on the job’s complexity and the area size. For a standard home, it can cost anywhere from $600 to $4,000.
Basement Underpinning or Piering
Underpinning is one of the effective ways for resolving sinking foundations and stabilizing a house’s foundation. Installing piers is a common method for stabilizing the entire foundation and is often considered a permanent solution for severe foundation problems. Piers are long supports that reach underground and support the base of a house where the surrounding soil no longer offers the support. It costs $12,000-$52,500.
The total cost will depend on how many piers you’ll need and the type you choose, they range from $1,400 to $3,200. Steel piers are long and reach the bedrock, helical piers act like large screws that spread the weight across the threads and concrete piers stretch to a depth below the frost line to stabilize soil. A standard home requires eight to 12 piers but you might not need to underpin all of the piers to repair the foundation.
Reinforced Concrete Jacketing
This can cost anywhere from $4,300 to $13,000. In cases where the foundation damage is severe, reinforced concrete jacketing may require additional repairs or even extensive repairs, such as installing piers or underpinning, to fully restore stability and prevent further issues.
If your home has bowed walls, you’ll need steel reinforcements or carbon fiber to support the framework of your home and stop the center from pushing inward and prevent further wall cracks. If you’re on a budget, you can go with carbon fiber which costs significantly lower than the steel.
Total Foundation Replacement
If you choose to replace your foundation instead of repairing it, it will cost between $20,000 and $100,000. Total foundation replacement is often necessary when there are significant structural issues, as it is essential for restoring the home’s structural integrity. Depending on the extent of your foundation, slab jacking might not cut it and you might have to replace your foundation.
Total foundation replacement means jacking up your old foundation, demolishing it and replacing it with a new one, lowering your home and reconstructing the surrounding soil. While this is expensive, it fixes all the underlying causes of foundation problems preventing recurrence.
Additional Factors that Influence the Foundation Repair Costs
Before you come up with an estimate for your foundation repairs, be sure to consider the following expenses for a more accurate foundation repair cost:
- Level of severity: The level of damage can break or make your bank. For example, if you’re dealing with a small leak, you could do it yourself. On the other hand, if you discover the leak when it’s developed into a major issue, you could spend $1,300 to $5,600 to fix the water damage. Basement waterproofing is also important for preventing water damage and reducing future repair costs.
- New vs existing foundation: While installing a new foundation costs $10,000 on average, the cost can go anywhere from $5,000 to $40,000, depending on the size of your home.
- Foundation type: The type of your house foundation can also influence the cost. For example, concrete slab foundations cost less, and they’re the easiest to DIY. On the other hand, a pier-and-beam foundation is one of the most costly foundation types to repair.
- Soil conditions and drainage: Soil conditions, such as expansive clay or erosion-prone soils, can significantly impact foundation stability and repair costs. Poor drainage can lead to water pooling, soil erosion, and increased risk of foundation damage. Installing proper drainage systems can help mitigate these issues and protect your foundation. Grading and soil compaction costs range from $1,500 to $3,500, while French drains can cost between $2,000 and $6,000.
- Permits and residential building codes: Most foundation repairs are structural modifications, which means you’ll likely need a permit before you begin repairing. Depending on your location, the repairs can range from $75 to $150.
- Soil testing: If your foundation problems are from soil instability, you’ll need soil testing to determine the composition, density, and moisture of the soil beneath your foundation. Soil testing costs between $300 and $3,000, depending on the complexity of the test and the size of the area being tested.
Ways to Save Money on Foundation Repairs
Foundation repairs are complex and expensive, and there are limited ways to save on them. That said, we still thought of these hacks that can potentially save you money: Getting an inspection from a structural engineer before hiring a contractor can provide insights that help in obtaining competitive quotes.
- DIY is best for minor repairs only, such as sealing your basements or hairline cracks.
- Stay up to date on foundation inspections to catch damage before it becomes major.
- Compare quotes from three foundation repair companies and negotiate the best deal.
- Only repair what you have to; for example, if your contractor advises you to repair rather than replace the foundation, go with the repair to save on costs.
- If you’re reinforcing walls, go for carbon fiber, which is cheaper than steel.
Delaying repairs can lead to costly repairs and higher costs down the line.
However, be sure not to focus on saving too much and compromise the quality of your foundation: cost effectiveness and quality repair should go hand in hand. For major repairs, always hire a reputable contractor to ensure the job is done right. It is also wise to consult a structural engineer for an unbiased assessment before starting major repairs. Otherwise, you’ll just spend more in the long term.
Ready to Repair Your Foundation?
Foundation issues can be a headache and are often best repaired by a professional. Unless you have the required skills, we advise against tackling major foundation problems yourself.
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