How Much Does Foundation Repair Cost?
Have you noticed cracks in your walls? Are you dealing with frequent basement leaks? Do you struggle to open and close doors and windows? All of these problems could be indicators of a much larger problem that lurks beneath; a damaged foundation.
One of the most feared home improvement projects in existence is foundation repair, and that is in large part due to the typically high foundation repair cost, which averages out at over $4500. Although, some foundation repairs can cost you well into five figures to remedy. However, it doesn’t have to cost you an arm and a leg to repair your foundation if you understand why the problems are present, how they can be fixed, and the correct materials that should be used.
Use this comprehensive guide to learn about the common problems with a home’s foundation, how they can be solved, and calculate your foundation repair cost to get a clear picture of the road ahead.
Table of Contents
Common House Foundation Problems
If you are anything like most people, at the first sign of an issue you start wondering how much does foundation repair cost. Of course, these expenses can vary widely, depending on the severity of the damage, the cause of the problem, and the types of solutions available for the repair. Without question, foundation concerns and the house foundation repair cost are a few of the biggest fears of homeowners because they can be some of the most serious you ever face as a property owner. However, if you educate yourself in advance and use this guide as a foundation repair cost calculator, you can save yourself tremendous amounts of stress and money.
While there are many different problems that can attack a house’s foundation, the following are the most common foundation problems and foundation repair costs you will encounter in a typical home.
Although you frequently hear people talking about cracks in a foundation as though it is a doomsday scenario, it is not always a severe problem or expense. In fact, as foundation repair costs run, cracks can be one of the least expensive things to repair as long as they don’t impact the structure.
An average foundation repair cost you can expect to pay is between $250-800 to repair a crack in the foundation of your house. However, if the crack has exceeded ⅛” in size, it is time to become concerned. This is usually an indication that you will need a structural engineer to come out and assess the damage and recommend a proper course for repair.
Leaks In The Foundation
Unfortunately, you can expect a definite increase in repair costs once you discover that a crack has become a leak in your home’s foundation. On average, foundation leaks will run you between $2,000-$8,000.
Generally, leaks in your foundation are a signal that there are major problems with the drainage around the house or even your plumbing. Again, you will need to call in a professional to consult with you about improving the moisture and drainage surrounding the foundation to prevent further leaks. There are also several waterproofing techniques they might suggest which can better secure the structure.
Settling & Sinking House Foundation
One of the most common ways that contractors restore a sinking foundation is to raise it up and secure it with reinforcements known as piers. These will run you an average foundation repair cost of anywhere from $1,000-$3,000 each. A slightly less expensive option is to use mudjacking instead which will only cost between $500-$1,300.
When settling and sinking are the culprits in your foundation problems, it is important to get to the actual root of the problem. For example, a sinking foundation could indicate that there are issues with the soil or moisture which will need to be addressed before the foundation itself can be properly fixed. Otherwise, you will continue to have the same issues repeat themselves at your expense.
Bowing House Foundation Repair
Similarly, another visible foundation issue that needs to be addressed head–on is bowing of the walls. When basement walls bow, they can be repaired with carbon fiber or steel reinforcement strips. These strips can cost anywhere between $350-$1,000 each and the longer left untreated, the more expensive the repairs will be. Bowing walls are another sign that the soil conditions are damaging your foundation and it will need to be addressed or the issue will persist at a potentially terribly high cost.
Major Foundation Repair Costs
Upon having your home inspected, if it is revealed that you are in need of major foundation repairs, you may be panicked at how expensive the repairs will be. The size of the bill to repair your foundation will depend on a number of factors like the type of foundation you have, the root cause of the problem, the types of solutions available, the amount of labor needed, and the size of the house. The following are the four most common approaches to foundation repair and their associated costs.
House Leveling or Foundation Jacking
One of the most common forms of foundation repair is foundation jacking and you can expect to pay between $500-$1,300. Also known as mudjacking or slabjacking, this is one of the least intensive and expensive methods of foundation repair.
Basement Underpinning or Piering
Another common foundation repair cost that you might incur is underpinning or piering which can be a permanent solution when hydraulic piers are used. This repair will cost between $1,000-$3,000 per pier.
To stabilize the walls of your foundation, expect to pay anywhere from $4,000-$12,000 for 12 reinforcement strips made from either carbon fiber or steel. Your contractor can help you determine the best material for your foundation repair and compare the costs as well.
Foundation sealing, a process of waterproofing to prevent moisture from causing damage is one of the more simplistic solutions but the cost can vary a great deal depending on how much work you need to have done. For this foundation repair cost, expect to be paying between $2,000-$7,000 on average to have your foundation sealed.
Factors That Influence the Foundation Repair Cost
The average overall cost to repair a foundation in the U.S. lands anywhere between $2,012 and $7,074, according to a HomeAdvisor study, with the national average of $4,542. Just like with any major home repair, there are many different factors that can come into play and dramatically impact the overall foundation repair cost. It is important to understand the role that these different factors can play in each of the different types of foundation repair.
Cost of Labor & Permits
Labor is one of the most expensive portions of the overall bill that you are likely to pay for your foundation repairs. On average, skilled workers that specialize in foundation repairs will cost $200 per hour. However, there are additional costs for permits as well which need to be added to labor and materials. Those permits can run between $75 and $150 and will be required in most municipalities. These can vary from state to state and city to city depending on local laws and ordinances but your contractor can go over all of those requirements in detail with you. Be wary of any foundation contractor who does not discuss permitting with you – it could be an indicator they are trying to perform unpermitted work, either because they are not licensed or are simply trying to reduce their costs.
Type of Material & Common Problems
The common issues and materials required for their repair will depend on what type of foundation you have. For example:
- Concrete – concrete slabs face shifting soil, water leakage, and other moisture issues. If the entire foundation needs repair, your house will be jacked up and a new slab poured.
- Brick & Cinder block – cracks and leaking are notorious issues for these foundations. Specifically horizontal cracks are dangerous and will need to be filled and supported with steel or carbon fiber reinforcements.
- Crawl Space Issues – moisture can result in bowing and cracking which is repaired with adjustable joists that level the foundation.
- Wood/ pier and beams – decay, soil shifting, and moisture are common problems that require reinforcement. The soil will also need to be tested and additional piers added along with drainage.
One of the reasons it can be challenging to calculate foundation repair costs is that there are accessibility issues that can be tough to predict. For example, landscaping may need to be removed to gain access.
The size and structure of the home are two other major determining factors in the cost of your foundation repair. Obviously, the larger the house the more materials, labor, and equipment will be required for the repairs. Larger homes are also heavier which plays a role as well.
Conclusion: How Much Is Foundation Repair?
Repairing your foundation does not have to be the nightmarish ordeal that many people make it out to be. However, it is important to be vigilant about inspecting your foundation both prior to purchasing the property and once you own it. The key to saving money on foundation repair costs is to address the foundation problem as early as possible.
If you are preparing to purchase a property and want to have complete peace of mind that you are making a sound investment from foundation to roof, you can trust Repair Pricer and get accurate home repair estimates with one click.
If you enjoyed this article, explore the 6 most common home repairs you might need to make when you buy a house.”