Are you wondering how much it might cost to repair your foundation?
If so, you’ve come to the right place!
In this Regional Foundation Repair guide, we’ll answer all of your questions, including:
- What is the average cost of foundation repair?
- How is your foundation repair cost estimate determined?
- What do common foundation problems cost to repair?
- How can you tell if your concrete foundation needs repair?
- How can you save money on foundation repair?
The foundation is one of the most essential parts of a home, so keeping it in tip-top shape is critical. However, repairing or replacing it can seem daunting, especially when it comes to budget. That’s why we’ve created this cost guide to help you determine the best course of action for repairing your home’s foundation.
Table of Contents
- What Do Homeowners Pay for Foundation Repair On Average?
- What Factors Affect Foundation Repair Costs?
- Average Costs by Issue
- 8 Signs You Need Foundation Repair
- Can Future Foundation Damage Be Prevented?
- Cost Saving Tips
What Do Homeowners Pay for Foundation Repair On Average?
The national average cost for foundation repair is $4,500. Most homeowners across America pay between $400 and $20,000 to repair their home’s foundation.
What Factors Affect Foundation Repair Costs?
While the average foundation repair cost above might be helpful for getting a rough estimate for your home improvement project, most homeowners are eager to find out where in that price range their specific repair will fall. To give you a better idea of what your total will be, we’ll discuss the most significant cost factors of foundation repair below.
One of the factors your foundation professional or structural engineer will need to take into consideration is your location within the United States.
Of course, the price for foundation repair ranges based on the average in your city, just like with any other home improvement service.
Prices in a given area can be affected by the cost of living, the ease of getting materials in your city, and the standard hourly rate for foundation work in your state.
However, your location in the U.S. also matters because it generally dictates what foundation style you have. In the northern states where weather dips below freezing, the frost line — or the depth to which the ground freezes — usually demands a deep crawl space or basement. These types of foundations allow for your footings to sit deep enough so as not to be affected by the frozen ground, which expands in the winter.
Basements and crawl spaces are easier for foundation repair contractors to access, which may lower your cost of repair, depending on the issue.
Alternatively, the concrete block walls that surround these foundation styles are under constant stress from the soil and any runoff or groundwater. Foundation walls can bring about a myriad of problems that could potentially be expensive to repair and aren’t issues for slab foundations.
If you live in the southern United States, you’ll likely have a slab foundation, as there is no threat of freezing soil conditions.
Slab foundations are harder to access for repair and may require hydraulic piers to lift your home because the concrete is entirely covered by your structure.
Some repairs on concrete slabs can be costly to access, while others that require no excavation or removal of flooring can be very straightforward, reducing your repair costs.
The square footage of your home can play a significant role in the cost you’ll pay for foundation repair. If you simply need a foundation crack sealed, your home size might not be a cost factor.
However, if you need house leveling in the form of mudjacking or slabjacking, or crack repair on a fissure spanning an entire wall, the larger your foundation is, the more costly the repair will end up being.
As mentioned above, your foundation style can affect your repair cost, depending on the specific service you need.
Slab foundation repair typically averages around $4,000 and ranges between $250 and $10,000 in most cases. If you need a simple crack repair or minor mudjacking, your price will generally be under $500. If you need stabilization in the form of piering or plumbing repairs on lines running through the slab, you could be looking at a total closer to the $10,000 mark.
Crawl space foundation repair is usually a bit cheaper than slabs, ranging between $2,000 and $7,500. Crawlspaces are easy for foundation experts to access, so repairs involve less work, on average. The most common problems include waterproofing and wall crack repair, which most often fall around $5,000 and $500, respectively.
Basement foundation repair can be very costly, ranging from $250 for simple wall crack sealing to $10,000 for basement waterproofing and up to around $20,000 or more for stabilizing with helical piers. Basements are easy to access, but the walls are under a lot of stress from hydrostatic pressure in the soil, especially if you have expansive clay around your home. Excavating beneath the slab can be extraordinarily time-consuming and expensive.
Pier and Beam
Pier and beam foundation repair is often in the mid-range for repairs, averaging between $3,000 and $7,500. The most common problems with this foundation style include moisture build-up and shifting or failure of the beams or floor joists.
Accessing these foundations is straightforward, but the issues usually require quite a bit of labor and materials. Crawl space encapsulation averages around $5,000, and this is one of the most common repairs for this foundation type.