Foundation Repair Cost

You have discovered a foundation problem in your home and you need to know more about foundation repair costs. Because foundation cracks and settlement issues can lead to structural problems with your home something must be done to correct the issue. Foundation problems never get better by themselves, they won’t just go away, and so you need to take action to resolve any issue. Based on our experience, the average homeowner can expect to pay between $2,000 and $6,500 for a typical foundation repair, but larger problems could easily reach the $10,000 level.

Common Signs of Foundation Problems

When it comes to foundation problems, it is always good to be aware of the signs and understand what they could mean. Problems could be a result of many different factors including soil conditions, extreme swings in climates, and inadequate water drainage. Some of the more common signs include:

foundation repair costCracks in tile floor
  • Cracks in walls and floors: as foundations shift and move, hairline cracks can develop in walls and floors. While this is very common after the first 2-3 years of construction, horizontal cracks as small as one-quarter inch may indicate a larger problem. Small leaks can result from these problems.
  • Settlement: a floor seems to dip or slant near a exterior wall. Settlement cracks in foundation walls are usually vertical in nature. These problems can easily result in a 2-4 inch drop and can indicate major foundation problems.
  • Upheaval: the opposite of settlement, this problem usually occurs in slab foundations and generally is a sign of a water drainage problem.
  • Doors and windows that stick or develop gaps: doors will no longer latch easily or won’t open and close without scraping the floor. Windows seem to stick when opening and closing. These are usually signs of a foundation shifting.

Foundation Location/Type

The type of foundation you have will determine the type of repair needed and influence the cost of repair. A concrete slab is usually the easiest foundation repair to make. Only when the slab is beyond repair and needs to be replaced can costs become more expensive. If you need to completely raise the structure and pour a new slab under it, costs would also include jacking the house up on beams and then once the slab is replaced, resetting the house on it.

If settling is the issue, adding a few new piers and increasing the size and composition of any structural beams can be the solution. Even smaller cracks in a foundation can lead to all kinds of issues. Foundation cracks usually occur due to an excess amount of water collecting under and around the foundation. Water drainage issues must be diagnosed and solved before the foundation can be totally stabilized. These issues can be as simple as regrading the ground around the foundation to digging a pit and installing a sump pump to remove any water that may collect either on the inside or outside the foundation.

Some of the highest foundation repair costs are associated with homes having a basement. Any cracking, settling, or leaking problems can quickly cause additional problems. All basement foundation issues should be addressed as soon as possible to prevent additional problems and costs.

Crawlspaces can have the same foundation problems as basements, but they are easier to address in most cases. In most instances, access can be gained without actually entering the home. Also, foundation wall sizes are typically shorter. Additionally the majority of crawlspaces do not have concrete floors to be jack hammered through before beginning any repairs.

sign of a foundation issuePossible sign of a foundation issue

Estimated Foundation Repair Costs

The longer you wait, the more foundation repair costs can rise. This is because when something goes wrong with a foundation there is usually damage to other parts of your home as well. Quick action can avoid some of these “extra” costs associated with foundation repairs.

Crack repairs are usually the easiest and cheapest foundation repairs. They will generally cost you between $250 and $800. This is only if the cracks do not affect the structural integrity. The repair usually involves injection of an epoxy or polyurethane foam.

If water is leaking in through the cracks, repair costs could reach $2,000 to $5,000. Depending on the origination of the water, foundation sealing or trenching may be required. Sometimes, excavations around the outside of the foundation may be required and this is why the costs can rise significantly.

When a foundation settles, the damage to your home may be more severe. To repair foundation settlement issues, pouring concrete piers or slab-jacking (small holes are drilled in appropriate areas and a cement mixture is forced through the holes and under the slab to level it) may be required. New piers cost around $2,000 each and slab-jacking can run around $750 for each area that requires jacking.

Upheaval of a slab foundation is usually caused by excessive amounts of water. The ground under the foundation swells as water affects it, raising the foundation. Depending on the actual amount of work needed, the costs can start around $2,000 and go up from there.

Foundation Sealing
Sealing is a waterproofing solution to stop water from entering the foundation through cracks. It involves excavating around the outside of the foundation and then applying a liquid rubber. Sealing can be expensive, somewhere between $2,500 and $6,000.

One of the major questions that homeowners ask about foundation repairs is; will this cause your home to be difficult to sell? Actually, the fact that you have tackled this type of problem can be seen as a positive to buyers. Most foundation repairs come with a guarantee or warranty that buyers will appreciate.

Getting Help

If you see any of the warning signs indicating a possible problem with your home’s foundation; cracks in the floor, horizontal or step cracks, or settlement issues, you should contact a foundation repair expert. A water drainage issue is usually the cause of any home’s foundation problem. The cost to repair a foundation will almost always be less if you take corrective action as soon as possible. You can speak with a local expert any time of the day or night and get answers to any questions and concerns you may have. Call 877-960-0491 and you will be connected with one of our pre-screened foundation experts in your area. They will come to your home, diagnose the cause of your foundation issue, and give a free estimate for repairs.

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