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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
Conventional foundation repair
Amount: $1,500.00
Posted by: Ddooley901 in Memphis, TN.Posted: February 18th, 2018 05:02AM
Type of Repairs:: Replace band, rim and floor joistsContractor: Myself
Inherited 19 acres and 6 houses all on same land, all have extensive floor issues, built in 50's, low lying land, and neglected for 15 years. First house i started on the bottom plate was sitting on the blocks, no band joists, gone, 70% of floor joists rotten..I'm 1500 on it plus my helper, raised the house 6" so far. If I priced this for someone I'd say 6-8k, and it's only abt 1000sqft duplex
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Sagging Foundation in middle of house- 1830 Rubble Stone
Amount: $11,500.00
Posted by: ContractorBoy in Montreal, Quebec, Other.Posted: February 7th, 2018 11:02AM
Type of Repairs:: Foundation RepairContractor: PRivate
Installed a 45 foot 6x6 inch I Beam under all the floor joists 1 foot away from the foundation wall.
-Supported by 4 4x4" Piers with 2 foot cement base.
-Built a 45 foot long Poured Cement wall, 7.5 Inches under rubble stone wall, 36 Inches High.
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Bowed Walls
Amount: $30,000.00
Posted by: Annonymous111 in Southern, MN.Posted: June 29th, 2017 06:06AM
Type of Repairs:: Steel Beams, Concrete Floor, French DraiContractor:
Bought a 1926 home without knowing basement walls were bowing. Did not disclose nor did inspection note it. Anyway, we knew it had water issues and when we had a company in to quote on french drain system, he noticed the walls right away. Had 4 companies over and estimated around $25,000-$30,000. Mainly due to needing a new concrete floor to support the steel torque beams and having to move furnace, water heater and all HVAC.
Steel beams and French Drain = $18,000
Remove and pour new concrete floor = $6,000
New HVAC = $3,000
New Plumbing, Elec, Mics = $3,000
Waiting to save up the funds and will do next summer. Will practically be a brand new basement!! Someone has to take care of old character homes :)
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Foundation repair
Amount: $0.00
Posted by: J. Clare in Newmarket, Other.Posted: July 26th, 2015 12:07PM
Type of Repairs:: Repair crack put in new concrete stepContractor: Ourselves
So within 5min water is up over our ankles my husband is out of town I panic of course cursing him thinking he hit a pipe or something... I'm out in this rain trying to get water out of hole (I don't know why) with my son...grandkids are running up and down stairs with little jugs trying to get the water out while jumping in it all the water my 84 yr old mother is sitting by the drain with towels ....lmao...what a shitshow I'll tell ya...oh did I mention we (me hubby and my mother) live in the basement while my son and 2 grandkids live upstairs....everything of coarse got soaked...no insurance cause I cant afford it as I pay 1900.00 a month plus....so I tell landlord what has happened send pictures...his response (when can I pick up rent)...needless to say we have given our notice but still need to know what to charge for labor on foundation and step and now on removing all carpet from basement doing repairs down there as the smell was unbearable and we still have to live in it till we
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Foundation repair
Amount: $0.00
Posted by: J. Clare in Newmarket, Other.Posted: July 26th, 2015 11:07AM
Type of Repairs:: Repair crack put in new concrete stepContractor: Ourselves
We rent our house....last year had flood landlord had some "yahoos"in to repair ....they did foundation at side and back of house...they tore up the interlodoing bricks were here for over a week they finished and just left....never put any bricks back had to dig in kitchen left that a mess...don't know what landlord paid but was too much....we noticed the front of house in the basement would get wet when it rained so we told landlord he did nothing ....we said OK we will do it ourselves and take the cost off our rent...husband got out there dug the hole about 15' across and 10' down repaired and sealed the wall filled the hole made a new concrete slab that replaced the cracked one that was there.... So here's my thing...what do we charge the landlord for all the work on top of cost of supplies...just for fun let me tell you the rest...so we have this 15x10x8 hole at front of the house we had torrential rain ...the drain in the basement backs up and within 5 min we had water up over
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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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