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How Much Does it Cost to Repair a Foundation?

Repair a Foundation Costs
Average reported costs
$3,974
based on 1,827 cost profiles
Most homeowners
spent between
$1,867 - $6,321
Low cost
$450
High cost
$11,000
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Foundation settlement can lead to major structural problems within your home. There are ways to repair a concrete foundation without having to tear it out and start from scratch. Repairing a foundation can be a costly job, but the better educated you are about types of foundations and how best to repair your foundation, the better you can work with your contractor to find a solution you can afford.
With major foundation repairs involving hydraulic piers costing $10,000 or more, and minor cracks costing as low as $500, most homeowners will pay around $3,974 to repair foundation issues.
Here are a few things that can influence the cost of a foundation repair.

Foundation Problems

Foundations that have been built on expansive clay, compressible or improperly compacted fill soils, or have been poorly maintained can have serious damage as the foundation settles and moves. If you see signs of foundation problems, things like cracks in walls or doors that won't close properly, it is important to talk to a professional right away. Damaged foundations that are not repaired quickly can lead not only to irreparable damage, but to structures that are unsafe. The longer you wait, the worse the damage can get and the more costly it is to repair.
The rule of thumb when you see any foundation issue: the longer you wait, the worse it gets. Even if you get the foundation itself repaired, there may be damage to the inside of your home due to waiting too long that will then also require expensive repair. Often In these cases, much of that extra repair cost could be avoided by acting more quickly

Structural Reports

If you see that there are foundation issues, it is worth it to spend the money for a report from a structural engineer. A structural engineer has no vested interest in selling you a solution to your problem and so you will most likely get an unbiased opinion as t the best solution for fixing your problem. If you go straight to a repair professional they may want to sell you the solution that seems right for them, rather than right for you. It is better to come to a repair pro, with your structural report in hand and ask them the cost of doing that particular solution

Piering and Slabjacking

There are two common methods for lifting a sinking concrete foundation: piering and slabjacking. Piering places supports underground that lift and support the concrete. To use piering, the foundation repair professional will need to dig many feet into the ground to solidify the pier which is then placed under your foundation and raised with hydraulics to lift the foundation back into place and stabilize it for the future. This repair method requires the use of multiple piers placed at different points under the foundation.

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Slabjacking is a process whereby a grout mixture is pumped into the space under the concrete foundation and floats the foundation back to its original position. A professional will be able to assess which repair method is best suited for your foundation issues.
Piering is in most cases a more expensive method for fixing a foundation as it requires excavation and hydraulic piers to be installed. However piering is almost always considered to be a permanent solution that will not be compromised by further settling of the house or shifting of the earth.
Slabjacking, although effective, could be rendered ineffective if there were any structural shifts to your home or the soil surrounding it.

Home Resale Value

One of the biggest worries when any foundation issue appears is if it will make your home difficult or impossible to resell. Granted you must disclose any work that you have had done on your foundation when it is listed for sale, but if you have had hydraulic piers installed in some cases that could be seen as an asset rather than a drawback. In areas known to have expansive clay or soil issues, having hydraulic piers installed can be seen as a solution to a problem that every homeowner in the area will encounter at one time while owning a home in that area.

 

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Brenda ODell More than 1 year ago
Wondering about costs to repair superficial cracks on basement wall and floor.
Ann Gragg More than 1 year ago
Wow, I have been told repeatedly that foundation repairs would cost anywhere from 500 to 2000, so when I am looking at  two sides being bad and I am hearing 90000 and 27,000 this is sickening. I could build a room for 27000. So right now I am pretty mad Shelly Spencer. This shouldn't be, I could understand if they were putting up brick  and or adding on, but to just put in cinder block as mine is sure there is more to it than that, but you have to look at the cost of cinder blocks first, then the cement and piers or whatever you use then the professionals. Before I will pay 30,000 I will just build me a house. This is not right.
John Doe More than 1 year ago

You first need to understand that you cannot compare the construction of a new foundation (for additions) to the repairing or replacing of an existing foundation. When building a new foundation, there is no obstruction (e.g. approximaly 60 tons building) over your head and you are able to work on your two feet. Repairing a foundation requires crawling and working on your stomach or knees for the most part.


Also, when replacing a foundation, more work is involving that just easy digging, forming and pouring concrete. One has to properly shore the building so that is does not fall and kill the workers, demolishes the existing foundation, digging on your knees or stomach if proper standing clearance is not present, hauling out concrete rubble, and installing formwork is not as easy as installing formwork for an addition foundation.


And let’s not forget that having to drag a concrete pump hose while you are crawling on your stomach is not an easy task and if you think otherwise then you should try it.


I agree 100% with Richard Beltran, don’t blame the foundation repair contractor for trying to help. Blame the builder that probably did not build the foundation right, the engineers that might have design a substandard foundation, and the homeowners that did not maintenance their yard allowing water to pool close to the foundation.


I always tell people that repairing a foundation can cost 2 to 3 times more than constructing a new foundation for an addition. So, yes Ann, you can build a room for $27,000 instead of properly repair your foundation, but don't be surprise when the old foundation collapses then costing you more than 2 to 3 times to repair the damages.

John Doe More than 1 year ago

You first need to understand that you cannot compare the construction of a new foundation (for additions) to the repairing or replacing of an existing foundation. When building a new foundation, there is no obstruction (e.g. approximaly 60 tons building) over your head and you are able to work on your two feet. Repairing a foundation requires crawling and working on your stomach or knees for the most part.


Also, when replacing a foundation, more work is involving that just easy digging, forming and pouring concrete. One has to properly shore the building so that is does not fall and kill the workers, demolishes the existing foundation, digging on your knees or stomach if proper standing clearance is not present, hauling out concrete rubble, and installing formwork is not as easy as installing formwork for an addition foundation.


And let’s not forget that having to drag a concrete pump hose while you are crawling on your stomach is not an easy task and if you think otherwise then you should try it.


I agree 100% with Richard Beltran, don’t blame the foundation repair contractor for trying to help. Blame the builder that probably did not build the foundation right, the engineers that might have design a substandard foundation, and the homeowners that did not maintenance their yard allowing water to pool close to the foundation.

I always tell people that repairing a foundation can cost 2 to 3 times more than constructing a new foundation for an addition. So, yes Ann, you can build a room for $27,000 instead of properly repair your foundation, but don't be surprise when the old foundation collapses then costing you more than 2 to 3 times to repair the damages.

Mary Gilliam More than 1 year ago
I hope it will be helpful since I will know the median cost before I recieve an estimate.
Shelley Spencer More than 1 year ago

It's helpful to some degree but it's not specific enough to really give an accurate estimate for

repair work on a foundation. I've had 2 estimates, one was $9,100.00 and the other was $27,475.00.

Needless to say how they want to fix my basement is totally different.

Arnold Mares 10 months ago

I've recently purchased a home unaware of the severity of the foundation problem(s). My inspector didn't perform as thorough a job as thought. However, I've invited several contractors to estimate the foundation problem and it looks to be a costly repair ranging from $5,000 for stabilization alone. Leveling of the structure quotes range at $7k to $30K depending on type of leveling system preferred/recommended. The more I read and educate myself the better my negotiating will be. You don't want to pay for unnecessary materials or tasks involved.

Dawn Yellin 12 months ago
I don't think our problem is this extensive. I think it is only a waterproofing issue. 
Carolyn Gallina More than 1 year ago
The Crack is a thin line about 4 feet long in the patio.  It has been covered by indoor out door rug.
lesley leuzinger More than 1 year ago
I will contact a structural engineer first. Tanks for all the input.
Esther Carmany More than 1 year ago
my mind is on overload - I have had my propane tank moved
Pamela Tabor More than 1 year ago
At least I now have an idea of what piering means but I still don't know who to call and trust with this project.
Jan Upchurch More than 1 year ago
Helpful information as a look into making these small (hopefully) repairs. Thank you.
constance lawrence More than 1 year ago
I have not had any work done yet. I have three estimates, ranging between, $12000, 22500, and 36 ,000. I am waiting for a structural engineer's report. What to do? Big difference!
wendy brown More than 1 year ago
Constance I got a repair estimate of over $12,000 - did you find a structural engineer ?- I live in West TX- I have had a problem finding one locally - they all are in Dallas
Darryl Downing More than 1 year ago
It's good to have insight on the particulars involved in the work you need done.
George Pagan More than 1 year ago
Conferral pending with noted referrals, Upon completion of requested work, will update further.
Richard Beltran More than 1 year ago
True foundation cost are costly  in some cases .Lets not kill the contractor he tying to help. Just do research, keep looking for someone within reason.  Good Luck!          WE  SHOULD KILL THE BUILDER,

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