The average cost to repair a foundation is around $5,500. Prices often range from $1,000 to $7,000, but can be as low as $400 for minor repairs and up to $11,000 for intensive projects. The total cost of repairing a foundation depends on the problem, what type of work needs to be done and labor costs in your ZIP code. Addressing any foundation issues right away will help keep costs down, as they’ll only get worse over time.

• How much does foundation repair cost?
• How much does a structural report cost?
• How much do different types of foundation problems cost to fix?
• How does foundation material affect cost?

Having a strong foundation under your home is essential, since it keeps your doors, floors and walls in place and structurally sound. It also ensures you’ll be able to sell your home when the time comes. But problems can arise if your foundation was built on clay that expands or soil that wasn’t properly packed, or if you live in an area with extensive moisture in the ground. You’ll likely begin to notice foundation issues if you see large cracks in the walls, or if your doors don’t quite fit in their frames the way they used to. All houses settle into the ground over time, causing minor cracks in the walls. But if the problems are more extensive, or you have bowed walls or ceilings, you should contact a structural engineer right away. An engineer will be able to assess the state of your foundation and recommend the proper repairs, which you can then bring up with a foundation repair contractor. Read on to learn about the types of foundation problems that can occur and how much it costs to fix them.

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The first thing you should do if you notice any signs of foundation issues is schedule a structural analysis. A structural engineer will be able to assess the state of your home in an unbiased manner, as he or she won’t be doing the actual repairs. A structural report typically costs around $200 to $600, but then you will be able to go to your repair contractor with confidence. In more extreme cases, you may also want to have a soil analysis done to understand what may be causing your foundation problems. This is more expensive and typically costs around $1,000 to $2,000.

The cost of foundation repair varies greatly depending on what the problem is. Different problems require very different repair methods, which all come with different costs. Repairing minor cracks, for example, will cost a lot less than fixing a sinking foundation. Small problems can turn into larger ones over time. So if you’re unsure, it’s always a safe choice to contact a professional for a consultation.

If you find cracks on the concrete around your house or on your exterior walls, you’ll want to get them checked out. These sorts of cracks are not always a sign of larger foundation issues, and if they aren’t, they should simply be sealed or waterproofed. Minor crack repairs could cost anywhere from about $300 to $800.

If you notice leaks in your home or basement, this could be a sign of a foundation issue. Moisture trapped in the ground can weaken your foundation, so you’ll want to get any leaks sealed and the foundation waterproofed. Sealing a foundation often ranges in cost from about $2,000 to $6,000. Still, the cost of sealing could be less if you need only to waterproof a specific area. Repairing leaks also typically involves installing tile drains around the foundation.

Foundation settlement is a serious issue for which you’ll need extensive repair. Cracks or leaks might be a sign of a larger sinking problem, and a structural engineer will be able to determine the problem. If your foundation is sinking, you’ll need to either have piers installed underneath it for support, or you’ll need to have mudjacking done to level it. These sorts of repairs range in cost from about $500 to $3,000. The right method for your home will depend on the particular issues your foundation is experiencing.

• Piering or Underpinning: This involves excavating underneath the foundation and installing piers to support it. The house will be lifted to its original level and kept in place with the piers. This is a very intensive process, and each pier costs $1,000 to $3,000 to install. In total, this repair could cost anywhere from $8,000 to $30,000. While expensive, underpinning your foundation should be a lasting fix to any structural problems.
• Leveling or Slab Jacking: If your foundation issues have been caused by poorly packed soil, slab jacking (sometimes called mudjacking) may be a good solution. This process involves pumping a grout mixture into the air holes underneath your foundation. If you have a concrete foundation, slab jacking could be a good method. This will help lift your foundation back to its original level. A much more affordable process than underpinning, slab jacking usually costs around $500 to $1,300 in total.

If your walls are bowing inward, this is a sign of serious foundation damage. Often, bowed walls will occur in basements. Bowing walls indicate a problem with the soil underneath, and can be set off by expanding and retracting soil or poor drainage. In order to fix this issue, you will need to have your foundation stabilized with carbon fiber or steel. Stabilizing typically ranges in cost from $4,000 to $12,000. Carbon fiber is much more lightweight than steel and may be cheaper. Steel, while typically more expensive, may last longer than carbon fiber.

Ready to get started? Contact a foundation repair company

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The type of foundation you have will also determine how complex any repair job is. Foundations typically fall into of a few categories: concrete slab, pier and beam, crawl space or basement. Depending on how your foundation was built, contractors will determine what sort of repairs to do.

For example, if you have a concrete foundation, the issue is likely to be in the soil. That means slab jacking underneath the concrete slab could be the best fix. A pier and beam foundation, on the other hand, is prone to a wider number of issues. Besides wet or loose soil, water damage can also cause wooden beams to rot. Crawl spaces can experience similar issues, which often require stabilizing the walls. Basements run into a variety of problems, from sinking and leaking to bowing walls. With basements, a contractor will often need to excavate underneath the foundation in order to make repairs. This may be in addition to stabilizing walls.

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