How Much Does Foundation Repair Cost in 2024?

Foundation Repair Cost Factors

The cost to repair a damaged foundation depends on several factors, including the type of foundation and the extent and type of damage. Your home’s location and accessibility, as well as materials, labor, and additional foundation services, also influence your total bill.

Type and Extent of Repair

The simplest type of foundation repair is cracking, which typically costs between $250 and $800 to repair. However, if you have a sinking or settling foundation or bowing walls due to a shifting foundation, repair costs rise significantly. Addressing smaller problems like cracks can help prevent the issue from escalating into costly repairs like leaks and bowing.

Foundation costs also vary depending on the type of foundation. Complex structures like basements typically require the most involved and expensive repairs. 

Size

In general, larger homes and foundations require more costly repairs. If you’re repairing a small crack, home size isn’t an influencing factor. However, if you need to lift your entire house to conduct major repairs, then costs typically rise for larger homes.

Note that in some cases, you may only need to raise part of your home. Your repair professional often takes into account the square footage of this raised section when calculating how many supports are required for the repair.

Labor

Labor costs vary depending on location and the expertise of your contractor. Foundation repair professionals often charge between $45 to $200 per hour for labor, though others may choose to charge per day or per square foot of repairs. Contact several professionals to compare estimates and find the right fit for your project. 

Materials

Materials costs depend primarily on the type of repairs required. Cracking usually requires basic filler materials like epoxy or polyurethane, which shouldn’t add much to your bill. However, if you need to raise your entire foundation for major repairs, your contractor may charge per support. In this case, they may offer you a choice of materials—such as carbon fiber strips or steel strips—so you can choose materials to fit your budget.

Location

Foundation repair costs vary across the country and may also change depending on your proximity to urban centers and resources. If you live in a rural area, there may be higher costs for material and labor transportation. Contact a foundation repair professional in your area for an estimate of foundation repair costs for your home.

Accessibility

If accessing your foundation is difficult, it can drive up the cost of repairs. Common obstructions to foundation access include driveways and sidewalks alongside the home, trees and other greenery, air conditioning units, and furniture and personal items.

While permanent obstructions like driveways and sidewalks may be outside your control, removing things like patio furniture, shrubbery, and vehicles can reduce time spent accessing the foundation and save you money on repairs.

Additional Services

Depending on the cause of your foundation problems, you may need to contract additional services to address the issue or prevent future problems. These can include repairing leaks and moisture damage, conducting pressure tests on plumbing lines, or using mud-pumping to fill in cracks under a newly repaired foundation. 

Structural Reports

Foundation inspection report fees range from $350 to $725. A structural engineer has no vested interest in selling you a solution to your problem, so you’re more likely to get an unbiased opinion.

If you consult a repair professional, they may try to sell you the easiest method for them or an expensive fix rather than what’s right for you. It’s better to go to a pro with your structural report in hand and ask them the cost of doing the necessary repair.

Cost to Fix Foundation Problems by Repair Type

Foundation repairs range in cost based on the nature of the repair needed, the extent of the damage, and factors like square footage and your location. Damaged foundations that are not repaired quickly can lead to irreparable damage and an unsafe structure that could be condemned. The longer you wait, the worse the damage can get, and the costlier it will be to fix.

Foundation Crack Repair

Crack repairs will run you between $250 and $800. Cracks wider than 1/8-inch are cause for concern. At this point, you probably have a structural problem and should consult a structural engineer about your options. It could be that your foundation is sinking or the soil is exerting too much pressure on it.

Cracks that do not affect the structure can be fixed easily. However, they should not be ignored because they are throughways for moisture and could lead to structural problems if left alone. This fix will involve injecting either epoxy or polyurethane foam. If it's wet and leaking, waterproofing will be necessary.

Foundation Leak Repair

Fixing foundation leaks costs $2,300 to $7,300. A leak or two can signal a huge problem with drainage and moisture around your home. To fix this issue, you will want to consult a professional about various waterproofing techniques that can better secure the structure. They will probably recommend sealing your foundation.

To do this, contractors excavate around your foundation, install new tile drains, and fill the cracks with cement. They will also coat the structure in sealant and wrap it in a waterproof material. The cost of this repair involves labor, time, and equipment, but it will be worth it to have a stable home.

House Settling & Sinking Foundation Repair

Contractors can restore the structure to its original height by raising it up and securing it with piers for $1,000 to $3,000 per unit or mudjacking, which costs $600 to $1,600.

House settling and sinking are major issues that demand immediate attention and require the foundation to be leveled. Sinking and settling are often caused by issues with soil or moisture, which will need to be corrected prior to the repair. Hiring a professional with expertise in evaluating soil and moisture issues before you begin your repair will add to your total cost but ensure that the job gets done properly. 

Bowing Wall Repair

Bowing basement walls can be fixed by using carbon fiber or steel reinforcement strips for $4,000 to $12,000. This type of damage is a sign of poor soil conditions caused by expansive clay, weak fill, or insufficient drainage. You want to catch this right away because it lowers your home value and can cause your house to settle. You'll also need to assess the soil to solve the initial problem.

Major Foundation Repair Prices

Foundation repairs average about $5,162. Identifying the problem is the first step. Slabjacking a sinking foundation back into place may be all you need to do. Or, you may need to invest in the installation of steel support beams. Your contractor and structural engineer will play an important role in ensuring that you choose the right repair.

Piering or Basement Underpinning

Underpinning your basement costs $1,000 to $3,000 per pier. This is, in most cases, a more expensive repair method as it requires you to pay the cost of raising the foundation, excavation, and the installation of hydraulic piers. However, when the installation is performed by certified professionals, it is considered a permanent solution that will not be compromised by further settling of the house or shifting of the earth.

Also known as underpinning, this involves installing piers underground that lift and support the concrete. For this method, the foundation professional will need to dig many feet into the ground. The pier is then placed under your foundation and raised with hydraulics to lift it back into place and stabilize it. This method requires the use of multiple piers placed at different points.

Slabjacking or Mudjacking

The average price for concrete foundation jacking falls between $700 and $1,900. Slabjacking or mudjacking costs offer an affordable alternative to full foundation jacking. A professional pumps a grout mixture into the space under the concrete foundation and floats the foundation back to its original position.

This method is affordable and doesn't demand as much equipment or excavation. However, it is not the right solution for every foundation type. A professional will be able to assess which repair method is best suited for your particular issue. Slabjacking, although effective, could be rendered ineffective if there were any structural shifts to your home or the soil surrounding it.

Foundation Stabilization

Stabilizing foundation walls costs $4,000 to $12,000 for 12 strips of reinforcement. Your contractor can use two materials to stabilize the walls: carbon fiber and steel. 

Carbon fiber:

• A good choice if you have minimal bowing in your walls

• Less expensive than steel 

Steel:

• A good choice if the bowing in your walls is more significant

• More expensive than carbon fiber

Sealing

"Don't underestimate the importance of grading your property correctly so water runs away from your house. An inexpensive job can solve minor water issues. In addition, don't allow excessive mulch or plantings to hold water against your foundation. Consult a professional landscaper for guidance."

Cati O'Keefe, Expert Home Building & Sustainability Contributor.

Foundation sealing costs between $2,300 and $7,300. As mentioned above, sealing is a waterproofing solution to combat moisture and drainage issues. There are many facets to this process, and you don't necessarily need every service done.

Get an inspection from a structural engineer to find out the extent of your repair needs, so that you don't pay for unnecessary services. For example, applying sealant and installing a waterproof barrier may be all you need to do. If you have poor drainage, you'll need to make improvements in that area too.

Common Foundation Issues by Type & Material

The type of foundation you have will narrow your repair options and can play a part in determining cost. Basements, for example, will require more extensive excavation than concrete slabs. Homes with crawl spaces or pier and beam structures will likely be easier to access and repair.

Concrete Slab

Settling slabs can usually be fixed through mudjacking and sealing. However, you might need a different type of supporting structure. Slabs work best in environments where the soil doesn't shift much. A structural engineer or soil specialist may recommend a deeper, more secure foundation. If you need a new one built, you'll be paying to have the house raised and the slab removed.

Crawl Space

These may settle, bow, and crack. If moisture is causing significant deterioration under your home, a professional may insulate and ventilate the area. If the supports are shifting in the soil and causing the house to sink, you can install adjustable joists in their place to accommodate soil change and level the structure.

Cinder Block and Brick

Cracking and leaking are major issues and can eventually lead to bowing. Cracks run vertically, horizontally, or in steps along their joints. Horizontal cracks can be devastating for home stability. They will need to be filled, and drainage issues will need to be addressed. It is important to stabilize the foundation as soon as possible, using carbon fiber or steel reinforcements, as suggested by your contractor.

Basement

With a basement, you are likely to see the highest repair costs and the greatest variety of issues. Basements can sink, settle, crack, leak, and bow. Often, one of these problems will quickly lead to another, if you don't fix it fast enough. In most cases, you will need to improve waterproofing, which could require extensive excavation to get to the exterior. You will also have more surface area to seal. If a wall or walls are bowing, you may have to pay for reinforcements as well.

Pier and Beam

Pier and beam issues are most often due to wood decay and settling, which signals shifting soil or moisture issues. To combat this issue you may need to adapt your current drainage system through grading or the installation of a new drain system. If indicated, you may find that the cost of installing a sump pump is worth it. You’ll also likely need to replace your beams with steel or add more piers to the underpinning system. 

Budgeting for Foundation Repairs

Even simple foundation repairs often require professional skills and tools, so DIY typically isn’t the best option for foundation issues. However, you can make the foundation repair process more budget-friendly by doing the following:

• Obtain a professional foundation inspection to get an unbiased assessment of the damage.

• Act sooner rather than later to prevent damage from escalating.

• Contact multiple professionals and compare costs.

• Ask whether your foundation repair pro offers a free estimating service.

• Clear the area around your foundation of furniture, vehicles, debris, and greenery so your repair professional can easily access the space.

Budgeting for foundation repairs and addressing problems early can prevent major issues from developing and save you the cost of installing a new foundation.

How HomeAdvisor Gets Its Cost Data

No place is more important than your home, which is why HomeAdvisor connects homeowners with local pros to transform their houses into homes they love. To help homeowners prepare for their next project, HomeAdvisor provides readers with accurate cost data and follows strict editorial guidelines. We surveyed thousands of real customers about their project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We pair this data with research from reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.