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CostHelper > Home and Garden  > Construction & Renovation > Foundation Repair

Foundation Repair Cost


How Much Does Foundation Repair Cost?

 
low costSimple Crack: $400-$1,200; With Anchor Bolts: $1,500-$3,500average costWith Underpinning: $3,900-$5,000+high costFull House Moderate Repairs: $8,000-$12,000+
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There are two basic types of foundation problems: cracks and displacement from unstable soil, tree roots, earthquakes and/or faulty construction; and deteriorating concrete or mortar from age, flooding or other ongoing exposure to moisture, and/or a substandard concrete mix in the original construction. The signs of foundation failure include uneven flooring, cracked walls, cracked tiles and windows or doors not opening or closing properly.

Typical costs:

  • It's crucial to determine the exact nature of the problem. An inspection and report by a structural engineer runs about $300-$800; if needed, a soil report by a geotechnical engineer can be $500-$2,000, depending on the complexity of the problem and the level of detail needed in the analysis.
  • Repairing a simple crack in a poured concrete foundation can cost about $400-$800, depending on the extent of the damage. Replacing an entire basement floor can add another $200-$400. And in earthquake-prone areas, reinforcing the foundation with anchor bolts runs $1,500-$3,500 or more.
  • Poor soil causes the most damage. Most foundation repairs involve some form of underpinning -- installing concrete or steel piers to support the foundation on deeper, more stable soil. The cost depends on the type of piers used, how deep they have to go to reach stable soil and local labor rates. Piers are placed 6-8 feet apart, and can cost $1,000-$3,000 each. Underpinning just one corner of a house can run $3,500-$5,000 and up.
  • All needed repairs for a typical house with moderate foundation damage start around $8,000-$12,000 but can go as high as $20,000-$30,000. Many homeowners insurance policies do not cover foundation repairs, but financing is often available.
Related articles: Repairing Floor Joists, Roof Repair, Hardwood Floors, Tile Flooring, Vinyl Flooring

What should be included:
  • A major foundation repair project could require removing most or all of the landscaping surrounding your home, the use of heavy equipment and possibly tunneling underneath your house. This can be an invasive process, lasting anywhere from a few days to a few weeks, depending on the extent of the problem. Usually a building permit is required; check with your local planning department.
  • The Foundation Repair Association gives an explanation of underpinning and the Foundation Repair Network provides a glossary of terms related to foundation repair[1] and an overview of typical house foundations[2] .
Shopping for foundation repair:
  • Get several detailed estimates; the contractor will need to inspect the property both inside and out before giving a quote. Ask about training and experience; request (and check) references; check that the company is properly bonded, insured and licensed in your state[3] ; and see if there are any complaints with the Better Business Bureau[4] .
  • Contractor referrals are available from the National Association of Waterproofing and Structural Repair Contractors[5] and RamJack[6] , a national structural repair company.
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What People Are Paying - Recent Comments
foundation Repair
Amount: $25,000.00
Posted by: Marilyn J. in ft woorth, TX.Posted: May 1st, 2013 03:05PM
Type of Repairs:: cracks in walls and cielingContractor: Olshan
They installed 40 + Piers and told us we would not have any problems at time of selling property.
They also installed 3 inside of our home. We now have a probolem with the fire place and they are asking foe 3100.00 to install 4 more Piers. We are devistated!
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foundation repair
Amount: $12,000.00
Posted by: a user in Dallas, TX.Posted: June 17th, 2011 07:06AM
Type of Repairs:: slabContractor: Premier Foundation Repair and Uretek
Premier did the perimeter outside my house and Uretek did the interior. It has been approximately three years and now my foundation has deteriorated. Estimate of $19,500 to repair.
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Foundation Repair
Amount: $9,500.00
Posted by: BT2 in Atlanta, GA.Posted: September 27th, 2010 01:09PM
Type of Repairs:: Settling in basement and side deckContractor: Engineering Solutions
Longitudal cracks visible on exterior and interior of house due to groundwater. Quote for installing French Drain with Sump Pump, 4 Galvanized Helical Piers, and all necessary removal etc. Still shopping around and saving up for project.
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Foundation Repair
Amount: $8,900.00
Posted by: Michael G in Collingswood, NJ.Posted: July 21st, 2010 01:07AM
Type of Repairs:: Bowed WallContractor: Quality 1st Basement Systems
Quality 1st (out of Perth Amboy) installed nine anchors in my foundation wall and two hydraulic jacks under my leaning chimney and guarunteed them both for 25 years. They used a product called "Foundation Supportworks". They were finished in one day. Another contractor wanted to jack my whole house up and rebuild the wall for $14,500.
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External Resources:
  1.  www.foundationrepairnetwork.com/glossaryh.htm
  2.  www.foundationrepairnetwork.com/homeowners_fb.htm
  3.  www.contractors-license.org/
  4.  search.bbb.org/
  5.  basementhealthpros.com/
  6.  www.ramjack.com/find-a-specialist
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