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How Much Does Foundation Repair Cost In Seattle?

Sam Smith Foundation Repair Consultant

Foundation Repair Cost In SeattleAre you a Seattle resident curious about the cost of foundation repair in your area?

Great! At Regional Foundation Repair, we are your one-stop for all your foundation needs.

In this guide, we discuss everything related to foundation repair costs in the Seattle area, answering common questions like:

  • What Is The Cost of Various Foundation Repair Methods In Seattle?
  • What Factors Determine The Cost Of Foundation Repair In Seattle?
  • What Are The Signs That Your Foundation Is In Need Of Repair In Seattle?

And many more!

For Seattle and other areas in the Pacific Northwest, foundation problems are a common occurrence, with the region ranking high in the list of areas prone to such issues.

Therefore, homeowners will often face damages to their foundation, requiring them to conduct repairs to avoid extensive deterioration of their homes.

Since there is no fixed price for conducting foundation repairs, you should get your home inspected as soon as you identify signs of damage to determine how much it will cost.

If you are looking to conduct repairs but do not know the price, we are here for you.

Tell us more about your project in the provided form, and we will reach out to you with a free, no-obligation estimate. For a more accurate price quote, you could schedule a free inspection with one of our specialists.

Otherwise, read on for more information on the signs of foundation failure, the types and costs of repair methods, and some actions you can take to reduce the costs.

What Is The Cost Of Various Foundation Repair Methods In Seattle?

Depending on the nature and extent of the damage and the type of foundation, various repair methods can be used to fix foundation issues. Below are some of these methods and their estimated costs.

Cost of Fixing Foundation Cracks

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Foundation cracks are one of the most common signs of foundation issues. While the cracks themselves are easy to patch up, this is not always the wisest way to go.

In most cases, the cracks often point to underlying problems such as a shifting foundation. Therefore, before conducting foundation crack repairs, you should ensure the underlying issue is resolved, or else they will reappear.

Once the cause of the cracks has been identified and addressed, it is now safe to patch them up and restore the aesthetic of the area. Repairing cracks also prevents the entry of moisture and creatures that could cause further damages to your structure.

The cost of patching up a foundation crack ranges from $250 to $400 for small cracks, where large ones can cost up to $800. This price includes labor costs and the price of materials such as polyurethane foam and epoxy.

Cost Of Slabjacking

Slabjacking is a minimally invasive method used to lift back sunken concrete slabs or floor sections to their original elevation.

Sunken floors or foundation slabs result from changes in the underlying soils which can cause cracks on the floor surface, slanting or uneven floor surfaces, and damaged driveways, to mention a few.

Slabjacking or mudjacking involves pumping slurry under the sunken slab, filling the air spaces, and lifting the slab back to its original elevation.

It requires little labor and takes a few hours to complete, making it one of the cheapest foundation repair methods.

On average, slabjacking a concrete foundation costs between $3 and $25 per square foot. As such, a 500-square foot slab will cost about $1500 and $12500.

Cost of Piering

Piering, also known as underpinning, involves using steel piles pushed beneath the damaged foundation to provide the support to hold it in place to prevent further movement.

The piers also offer the strength required to lift a sunken foundation back to its original position.

The main function of piering is stabilizing the foundation by minimizing the effects of changes in the underlying soils, which is usually the cause of most foundation problems.

The piers are driven past the top layer of unstable soils until a load-bearing level is reached.

This ensures that the changes in the underlying soils do not result in the movement of the foundation. As such, it is a permanent solution that does not have to be repeated over time.

There are various types of piers, varying in their methods of application, their benefits, shortcomings, and also their prices.

Helical Piers

Helical piers or piles are like giant screws rotated into the ground to hold the sinking foundation in place. The piers contain helixes or plates on the side to help cut the soil and offer additional support to prevent lateral movement.

Once the helical piers have been driven to a stable load-bearing soil level, they are attached to the foot of the home’s foundation using brackets, after which the foundation can be jerked up to the required level using hydraulic jacks.

The national average cost of installing helical piers is about $48 to $143 per foot. Therefore, a standard installation that uses 21-foot long piers will cost an average of $1000 to $3000 per pier.

With most installations requiring about four piers, the estimated cost of foundation repair using helical piers will be about $4000 to $12,000.

Steel Piers

Just like helical piers, steel piers are large piles that are driven into the soil to offer support to a failing foundation.

The difference is that steel piers lack helical plates on their side, and instead of being rotated into the ground like screws, they utilize the weight of the house to push them down into the required soil levels. In the process, the home is lifted to its original position.

As a result, steel piers are best used with heavy structures that can bear the force of pushing the piles into the ground.

On average, foundation stabilization using steel piers will cost about $45 to $100 per foot, making the cost of installing standard 21-foot piles to be between $950 to $2100 per pier.

Therefore, a repair job requiring four piles will range between $3800 and $8,400.

Concrete Piers

Just like steel and helical piers, concrete piers are installed underneath a foundation to prevent it from moving or sinking. However, unlike the two that are pre-made, concrete piers are made on site.

The process involves first drilling a deep hole under the foundation to be repaired until the required soil level is achieved.

A concrete mix is then poured into the hole and left to cure, creating large concrete piles that provide the required support to the structure.

The average cost of concrete piers is between $3.5 and $15 per linear foot. Therefore, a concrete pier that is 150 feet long, 12 inches wide, and 12 inches thick will be between $225 and $3,600, with an average of $750.

What Factors Determine The Cost Of Foundation Repair In Seattle?

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Various factors will influence how much you end up paying for foundation repair in Seattle.

Knowing these factors is crucial as it will enable you to approximate how much your repair will cost, keeping you prepared and preventing some contractors from taking advantage of your ignorance and overcharging you.

Below are some of these factors that will determine the final cost of your foundation repair:

The Extent Of The Damage

The amount of repair required will be determined by the extent of the damage, inevitably affecting the overall costs.

If your foundation has undergone just a small amount of damage, less time, labor and materials will be required to repair it than where there is extensive damage.

Also, extensive foundation damage will most likely have spread to other parts of the home. You will, therefore, find yourself having to repair not just the foundation but also other areas such as cracked ceilings, bowing walls, and faulty door and window frames.

The Accessibility Of the Area

The accessibility of the area to be repaired is also another important determining factor of the repair cost. Accessible repair areas make it easy for machines to maneuver around, reducing the need for manual labor. When machines are used for the repairs, the contractors will spend less time on the job site, keeping costs low.

For inaccessible or restricted areas such as under a crawl space or inside a small basement, a lot of manual work will be needed. As a result, the contractors will spend more energy and time on the site, driving costs higher.

Type of Contractor

The foundation contractor you hire will also determine how much you eventually spend on the repairs.

On one side of the spectrum, some contractors will charge little but end up doing shoddy repair jobs that will require you to spend more to get them redone. On the other, some contractors will charge high amounts for no apparent reason.

It is important that you find a good repair company that will provide you with quality and long-lasting services at reasonable prices. Do not just settle on the first foundation repair service you encounter without proper research.

At Regional Foundation Repair, we will give you a transparent breakdown of the price, ensuring you know exactly where each of the costs is coming from.

The Type of Foundation Under Repair

Since different foundation types experience different issues and therefore require different repair methods, their costs will also vary. For instance, a damaged foundation requiring the installation of helical piers will cost more than a slab foundation that requires slabjacking to restore.

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The type of foundation will also determine the accessibility of the repair area, influencing the final cost. For instance, most crawl spaces are congested and will require the contractors to improvise, which will cost more than when dealing with spacious basements.

The Cost of Material and Labor

The cost of material and labor are usually the top considerations when determining how much to charge you. For labor, the more time the contractors spend on your project site, the more they will charge you.

The amount of manual work involved will also play a big role in determining the amount charged per hour. For instance, a restricted area requiring manual excavation will cost more than when installing helical piers in an open area where machines can easily maneuver.

In terms of the cost of material, most contractors will charge them separately, allowing you to choose between various alternatives. For example, during the installation of helical piers, a contractor might let you choose between different pier sizes, giving you some say in the final cost of materials.

What Are The Signs That Your Foundation Is In Need Of Repair In Seattle?

Second to preventing the problem before it occurs, repairing a damaged foundation as soon as possible is the next best measure. This is because, like many other problems, waiting will only lead to the problem worsening and becoming more difficult and expensive to resolve.

Therefore, it is wise to always be on the lookout for signs of foundation problems so you can get them fixed as soon as possible. Here are some of the signs that should alert you to issues in your foundation:

Moisture in the Crawl Space and Basement

As useful as water is in our daily lives, it can be a very destructive agent in the wrong places. One such place is inside your home. If you notice signs of moisture in your basement or crawl space, it either means that your foundation has suffered significant damage or will soon be developing them.

Moisture issues should be addressed quickly as they will not only weaken the structural integrity of your home but also lower your indoor air quality. Moisture in your home will encourage the growth and spread of mold and mildew, which at the very least will cause uncomfortable, musty odors. At worst, mold and mildew release spores that could cause serious health complications to your and your family members.

Some measures you can take when faced with moisture problems include basement waterproofing and encapsulation, installing a sump pump, and improving your drainage systems.

Cracks On Floors, Walls, and Other Fractures

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While some cracks are normal and even expected, others are indications that there might be some issues with your foundation. Wall cracks that appear within the first three years after a house is built are usually a result of normal foundation settlement and should not be a cause for concern.

On the other hand, some appear later after the house has settled and usually increase with time. The ones you should especially watch out for are the horizontal or stair-shaped ones. These indicate that part of your foundation may be falling off from the rest. Other cracks you should look out for are vertical V-shaped ones, those that run along the corners of walls, and those that appear on the corners of doors and windows.

While it is okay to patch up the tiny cracks caused by natural foundation settling, you should not rush to fix those that could be an indication of underlying issues. Have a structural engineer inspect to ensure the real issue is addressed first.

Sagging, Slanting, or Bulging Floors

Since the floor is directly on top of the foundation, it will be directly affected by issues within the foundation. When the foundation deteriorates or shifts, it does so unevenly, and this usually causes part of the floor to be higher than the others. The result is an uneven or slanted floor with a sloppy feeling, or cracks appearing on some areas due to the tension.

Floors could also sag when parts of the foundation such as the support beams and floor joists are damaged. When part of the floor fails, the area will be unable to bear the weight on top, causing it to sink and get a bouncy feel. If left unresolved, continued use could cause the area to cave in due to the pressure.

Sticking Windows and Doors

Another way to tell when there are problems with your foundation is if your doors and windows become difficult to close. When your foundation shifts, it will cause parts of your wall to move unevenly, causing the windows and door frames to lose their shape. As a result, the doors and windows that once fit snugly will stick when you try to close or open them.

However, not all sticky doors and windows are indications of deeper foundation issues. Sometimes, especially with old homes, the structure of the door and windows could be experiencing problems due to old age or other environmental factors.

How Can You Save Money On Foundation Repair In Seattle?

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Since foundation repair is not a cheap business, it is wise to always be on the lookout for ways you can save money on the process. Below are some measures you can take to keep your repair costs as low as possible:

Do Your Research

Although ignorance is bliss, it could be costly when it comes to home repairs. When you experience a problem, ensure you do your own research before reaching out to contractors.

This will give you an overall idea of the problem and the cost of the solution, ensuring no one takes advantage of you during the repair process.

Get It Fixed ASAP!

As discussed earlier, foundation problems will only become more difficult and expensive to fix with time. Therefore, as soon as you see the first signs of foundation issues, reach out to an expert and have it resolved before it spreads to other areas of your building. That way, you will avoid having to fix other areas.

Pick the Right Contractor

Lastly, your contractor will play a great role in determining how much you end up paying. Part of your research should be aimed at determining the company that will charge the least amount for the best value.

Remember, the most costly repair is an ineffective one that has to be repeated after some time. Therefore, do not just settle for the contractor with the lowest price as they could turn out to be most expensive in the long run.

At Regional Foundation Repair, our contractors have years of experience and will provide fixes that will never have to be repeated.

We also offer the perfect balance between value and quality. Our repairs come with a lifetime warranty, ensuring that once we have serviced your project, you will never have to make the same repair again.

We are also transparent in our pricing, providing you with a clear picture of where the costs are coming from, and giving you a chance to choose between various financing options.

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Sam Smith Foundation Repair Consultant
SHORT BIO: Hey, I'm Sam Smith. I'm one of our service techs here at Regional Foundation Repair. I'm here to help you learn more about your home's foundation. I've been doing this for a while, so I have a few insider tips and tricks to share!

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