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Written by Angela Bunt + 1 other
Reviewed by Mark Howey Updated 03/28/2024
Angela Bunt is an accomplished writer and editor with more than a decade of experience producing consumer-facing content. She has previously written and edited in the lifestyle, music, and health categories, but has specialized in home improvement content since becoming a homeowner. Her work has…
Mark Howey is a licensed California building contractor with more than four decades of experience in the construction industry. He has worked on underground utilities, data center upgrades, light commercial remodels, solar design and installation, and fire and water damage restoration. His exper…
The cost of foundation repair typically ranges from $2,000–$7,500, with a national average of $4,500. The cost depends on several different factors like home size, accessibility to the foundation, and soil stability. Ensuring you have a solid foundation is a necessary investment to protect your home’s structural integrity. An unstable or sinking foundation can cause various problems throughout the home that will only worsen with time. A 2021 survey showed that 25% of homeowners would rather sell their homes than fix a problem with their foundation.
We’ve outlined typical home foundation repair costs, types of foundations, how to spot foundation cracks, and more, plus provided money-saving project tips.
Sinking Foundation Repair The average cost for sinking foundation repair ranges from $500 to $3,000. GET QUOTE
Foundation Leak Repair Leak repairs can cost as little as $2,000 or as much as $7,000 depending on severity. GET QUOTE
Many different issues can occur with foundations, some of which are more costly and difficult to repair than others. While you may be able to have very small cracks filled with epoxy for a few hundred dollars, severe foundation problems can run you $15,000–$25,000. Overall, the cost of foundation repair tends to be between $2,000 and $7,500, with a national average of $4,500. Cracks are one of the most common issues with home foundations and are caused by the building settling or the soil around the foundation putting pressure on it. Cracks in the foundation or changes in soil pressure can cause water damage or bowing walls. Changing weather patterns, erosion, or even nearby tree roots can cause a foundation to begin to sink. Changes in soil pressure can also cause the walls of your foundation or house to bow. The table below shows what you can expect for different price ranges according to the scope of your foundation repair projects.
| Low End | Average | High End |
|---|---|---|
| $2,000–$4,500 | $4,500–$10,000 | $15,000–$25,000 |
Spotting the signs early can save you thousands of dollars if you suspect foundation damage in your home. The longer foundation issues persist, the more damage can occur in other areas of your home. Here’s what to look for around the house to identify foundation problems:
Fractures or cracks in the foundation are early signs of damage. However, not all cracks are serious. Vertical cracks, especially small ones, are considered minor. You should patch them to prevent further damage, and the good news is that they’re usually not a sign of more significant problems. Horizontal cracks, on the other hand, are signs of an unstable foundation. These need to be examined by a professional so you can find a permanent solution.
If you suspect you may have foundation problems, walk around outside your home and inspect the foundation and exterior walls for cracks. You can also observe whether there’s a gap between the foundation and the soil around it, which may be a sign that the soil has shifted. Keep an eye out for changes in the soil, particularly if you live on an incline, as well as any damp areas or water pooling around your home. Remember that poor drainage is a substantial cause of foundation damage.
Check the inside of your home and its walls for cracks. There may be more subtle signs, too, like doors or windows that don’t open or close properly and gaps in door frames or between walls. If the walls are bowing, nails may start working out of drywall, and ceilings may begin to warp. An uneven or sinking foundation can cause your home’s flooring to slope, bulge, gap, or crack. Finally, water damage or pooling water in the basement or crawl space can indicate a foundation leak, so you should address them immediately. Check
The type of foundation repair that you need and the issue with your foundation are just two of the factors that determine the price you’ll pay for repairs. Major factors in calculating your foundation repair cost include:
It’s no surprise that homes with more square footage have larger foundations and thus tend to cost more to fix. However, the accessibility of your home’s foundation also plays a role in the price of a repair. If the problem area or the whole home is difficult for workers to reach, landscaping may have to be removed and replaced, increasing the overall cost of the project.
Unsurprisingly, minor cracks are much easier and cheaper to fix than a sinking foundation. However, catching any of the types of foundation problems early will save you money. The more severe a home’s structural problems become, the more damage they can cause to the rest of the house. In later stages of foundation problems, you may find yourself having to repair cracks in interior walls and floors as well.
The phrase “solid ground” may be slightly misleading—soil expands, contracts, and shifts depending on weather and drainage conditions. Some types of soil are more stable than others, and ideally, your house is built on the right foundation type for the soil it’s in. However, foundations built on expansive clay or poorly draining soil could experience more severe settlement. If you find yourself dealing with these soil types, your foundation may require extensive repairs.
Beyond just the pilings, filler material, polyurethane foam, or waterproofing sealant that go into fixing a foundation, you also have to consider the cost of labor. Work on foundation repair averages around $200 per hour. You may be able to perform minor foundation crack repairs without needing permission from the city, but bigger repair jobs are usually substantial enough to require $75-$150 in permits.
You can fix cracks and leaks with epoxy, concrete, or waterproof materials and improve drainage by installing drains. You can address home leveling and bowing walls depending on the severity and soil type. Underpinning and foundation jacking are expensive methods. The table below shares the average price range for each repair option.
| Repair Method | Cost |
|---|---|
| Foundation Crack Repair | $250–$800 |
| Foundation Jacking | $600–$1,600 |
| Settling and Sinking Foundation Repair | $500–$3,000 |
| Basement Underpinning or Piering | $1,000–$3,000 per pier |
| Foundation Sealing | $2,000–$7,000 |
| Foundation Wall Stabilization | $4,000–$12,000 |
| Bowing Wall Repair | $4,000–$15,000 |
Once you’ve determined your foundation issue and type of repair, along with the pricing factors listed above, there are a few more aspects to consider. Foundation repair is one of the most extensive home projects, and some homeowners will also need a soil or structural engineer report, detailed below. Unexpected problems can also pop up, delaying your timeline or increasing your total price. However, these additional costs aren’t typical for minor repairs.
Even if your home was built on an ideal foundation for the surrounding soil type, the soil conditions may have changed over the years. If they’ve changed substantially, you may need to hire a geotechnical engineer to complete a soil report. These reports usually cost $500 – $3,000. While soil reports are typically completed before new construction occurs, they can sometimes provide a better picture of what’s causing the problem with your foundation and how to solve it.
Structural engineers are consultants who specialize in buildings’ structural integrity. In advanced cases of foundation damage, you may need to have a structural engineer inspect your home and its foundation and write up a report detailing issues and possible solutions. This report can cost anywhere from $300–$1,500.
As with any substantial home improvement project, you might not know exactly how extensive the job is until you start it. There may be unexpected tree roots or the remains of old repair jobs that need to be cleared away. It’s always a good idea to have at least $1,000–$2,500 extra in your budget to cover these unplanned costs.
