How Much Does Foundation Repair Cost?

Last Updated on March 12, 2025
Written by CPA Alec Pow | Content Reviewed by CFA Alexander Popinker

A home’s foundation provides critical structural support and stability.  Repair expenses vary widely based on issue severity, foundation type, location, permitting requirements, materials, specialty contractors, and overall scope.

By familiarizing yourself with these essential cost drivers, you can make informed decisions when hiring foundation repair contractors and determine the best solution for your home’s unique issues.

How Much Does Foundation Repair Cost?

Foundation repair costs typically range from $500 to $50,000 or more, depending on the extent of damage, repair methods, and foundation specifics.

Epoxy Crack Injection – $250 to $800 per crack – Effective for sealing minor non-structural concrete slab and wall cracks from water infiltration.

Slabjacking / Concrete Lifting – $500 to $2,500 per section – Lifts and re-levels settled concrete slabs by pressure injecting polyurethane resin underneath.

Push Piers – $300 to $500 per pier – Hydraulic jacks drive steel piers deep into the ground underneath to stabilize and lift sinking foundation walls or footings.

Helical Piers – $800 to $1,200 per pier – Screw-in steel piers inserted next to the footing provide structural support and lifting anchors.

Interior Basement Waterproofing – $2,000 to $4,000 – Installs interior french drain and sump pump systems to capture and divert groundwater away from foundations.

Exterior Foundation Coating – $3,000 to $10,000 – Specialty sealants or membrane coatings painted directly onto exterior foundation walls to prevent moisture intrusion and water damage.

Wall Anchoring and Carbon Fiber Reinforcement – $4,000 to $20,000 – Installs steel anchor bolts and carbon fiber strips across bowing concrete walls to counteract exterior earth pressures and stabilize the foundation.

Full Foundation Rebuild – $30,000 to $100,000+ – In cases of extreme deterioration, completely replacing the old foundation with a new poured concrete or block foundation may be required.

According to Angi, the average cost of foundation repair is $5,165, with most homeowners spending between $2,218 and $8,111. Minor repairs, such as sealing small cracks, can cost as little as $350, while extensive repairs involving hydraulic piers or structural reinforcements can exceed $25,000. The type of foundation also impacts costs, with basement repairs ranging from $2,300 to $7,600, while pier and beam foundations can cost up to $25,000.

On Bob Vila, foundation repair costs typically range from $2,176 to $7,833, with a national average of $5,001. Crack repairs are priced between $250 and $800 per crack, while major repairs like foundation lifting can cost upwards of $20,000 to $23,000. Piering or underpinning costs range from $1,000 to $3,000 per pier, depending on the severity of the issue.

The article on Bankrate reports that foundation repair costs range from $2,162 to $7,795, with an average of $4,974. Severe cases requiring extensive work can escalate to $25,000 or more. Factors influencing costs include the size of the home and the materials used for repairs.

According to Today’s Homeowner, the national average for foundation repair is around $4,500, with minor repairs costing as little as $200 to $1,000 for cracks and major structural repairs reaching up to $30,000. Foundation replacements can exceed $70,000, making early intervention crucial.

Lastly, Fixr provides a detailed breakdown of costs by method and material. The national average for foundation repair is between $5,000 and $10,000, with minor crack repairs starting at $1,000 and high-end projects involving multiple piers costing up to $30,700. Methods like mudjacking or slabjacking cost around $500 to $1,300, while waterproofing ranges from $2,000 to $7,000.

Common Causes of Foundation Damage

Several prevalent factors commonly lead to foundation defects requiring repair:

Soil Settlement and Poor Drainage

• Inadequate drainage around the foundation allows water to collect and destabilize the supporting soil underneath over time. This triggers sinking, cracking, and moisture damage as soil compacts and shifts.
• Even with quality construction, all foundations settle slightly as homes age, leading to small hairline cracks. But poor soil and excessive water can accelerate problems.

Major Events or Disasters

• Severe weather like sustained heavy rains or flooding can cause foundation damage. Expansive drying and shrinkage of soils also impacts foundations.
• Invasive tree roots growing near the foundation edge can lead to major cracks and movement as roots expand.
• Poor original construction quality due to weak materials, improper soil grading, or inadequate foundation footings will cause stability issues.

Time and Wear

• Foundations deteriorate with normal aging after decades. Even with quality materials and proper maintenance, repairs eventually become necessary regardless of soil type and weather.

You might also like our articles about the cost of block foundation repair, floor joist repair, or pier and beam foundation repair.

Signs Your Home Needs Foundation Repair

Cracks in Floors and Walls

• Cracks ranging from minor to major emerging in sheetrock and masonry indicate movement. Determine if caused by active settling or one-time shifts.

Uneven Floors and Countertops

• Look for sloping, sagging, or areas clearly out of level. Roll marbles to test if they flow towards low spots, indicating sinking.

Doors and Windows Sticking or Not Opening Properly

• Foundation movement often creates misalignment that makes doors jam and windows difficult to open.

Moisture, Humidity, and Dampness

• Water intrusion, leaks, and high humidity in basements and crawlspaces point to drainage issues around the foundation perimeter.

Cracked or Bowing Basement Walls

• Walls bowing inward indicate exterior soil and hydrostatic pressure acting against the walls over time. Cracks also form from shifting stress forces.

Factors Impacting Foundation Repair Cost

Severity of Structural Damage – Isolated small cracks and settling often represents minor repairs between $500-$2,000. But significant bowing or sinking requires major work starting around $10,000+.

Foundation Type – Slab, basement, crawlspace, and pier and beam foundations have different access points and requirements. Concrete slab foundations often cost slightly more.

Soil Composition and Grading – Stable sandy soil requires less substantial stabilization methods than shifting heavy clay soils prone to contraction and swelling. Proper drainage and grading add costs.

Ease of Accessibility – Simple access to all foundation surfaces keeps labor costs low. Restricted access under front steps or porches adds labor hours, equipment, and complexity to repairs.

Municipal Permits and Inspections – Permit fees average $200 to $500 but can reach $1,000+ depending on the project scope and local building code requirements.

Specialized Foundation Repair Contractors – Structural engineers, foundation repair specialists, waterproofing experts, and piering professionals command higher service fees.

Extended Warranties – Many contractors offer 5–10-year warranties on foundation work. Longer lifetime material guarantees often increase project quotes.

Regional Cost Variations

Foundation repair costs fluctuate across different areas based on climate differences, soil types, and local labor rates:

Northeast

• Freeze and thaw cycles and acidic soils cause more foundation issues, averaging $10,000 to $20,000 for repairs. Piering and waterproofing projects exceed national averages.

South and Southeast

• Expansive clay soils lead to more lifting slabjacking methods averaging $5,000 to $15,000 in states like Texas and Georgia.

West Coast

• Seismic retrofitting upgrades paired with dry soil conditions push typical foundation repairs between $5,000 to $15,000.

Midwest

• More freeze/thaw but relatively stable soils keep straightforward foundation fixes affordable from $3,000 to $10,000.

Right Foundation Repair Company

Get Multiple Bids for Your Project – Compare quotes from at least 3 highly rated local contractors. Verify bid scopes match across contractors.

Check Licensing, Bonding, and Insurance – Ensure proper licensing, liability insurance coverage, and bonding to perform foundation work in your state.

Ask About Warranties and Guarantees – Materials and labor should have 5–10-year warranty coverage. Beware contractors unwilling to guarantee their foundation work.

Request and Check References From Past Customers – Any established company should easily provide local customer references to contact about their repair experience.

Watch for High-Pressure Sales Tactics – Beware contractors pushing unnecessary extras or pressuring you to commit to an expensive repair plan.

Preventative Foundation Maintenance

Improve Drainage and Grading Around the House

• Direct rainwater runoff away from the foundation perimeter with properly sloped landscaping and grading.

Conduct Annual Home Inspections

• Catch minor foundation issues early before they expand into major repairs. Monitor existing cracks.

Remove Trees Near the Foundation

• Tree roots that grow too close to the foundation edge can cause structural damage as they expand.

Ensure Crawlspaces and Basements are Properly Ventilated

• Allow airflow to moderate humidity that leads to foundation rot and mold growth.

Expert Opinions

Roland Kemp, Structural Engineer

“Many factors affect foundation repair costs, but the main driver is always the scope of damage. Unfortunately, you can’t tell the full extent of issues until excavating around the foundation. Be wary of lowball quotes before inspection.”

Gita Patel, Foundation Repair Company Owner

“When comparing repair quotes, look closely at material quality. A company may offer cheap piers lacking corrosion coatings that could fail sooner. Pay a little more for lifetime warrantied materials.”

Lucas Carter, Residential General Contractor

“Don’t forget to factor your landscaping reinstallation into the total project cost after foundation work disturbs the yard and drainage. Simple grading, seeding, and mulch could add another few thousand dollars.”

Final Words

The cost of needed foundation repairs varies widely based on the specific problems present and chosen repair approach. Factors like foundation type, soil, accessibility, permits, and repair methods all impact total pricing.

Get multiple quotes to compare. But avoid choosing only on lowest bid price. While not cheap, quality foundation work provides lasting returns through added structural integrity and stability.

With careful planning and research, critical foundation repairs can be completed at reasonable costs, preserving your most important asset – your home.

Answers to Common Questions

How long does foundation repair last?

With proper maintenance, quality foundation repairs using steel piers, carbon fiber anchors, and epoxy injection offer 10-25 years of structural longevity.

How do you calculate foundation repair?

Accurately calculating costs involves a detailed on-site inspection, evaluating repair options, regional pricing, plus allowances for permits, warranty, excavation needs, and other expenses beyond basic labor and materials.

How much does it cost to repair a foundation in the UK?

While regional pricing varies, typical foundation repairs in the UK range from £3,000 to £15,000 depending on the size of the home, foundation type, extent of damage, and repair methods used. Get multiple quotes.