Fix your foundation with one of these tried-and-true methods
Foundation damage can cause your house to sink, cracks to form in your wall, and gaps to appear where they don’t belong. Any signs your home’s foundation is in trouble is cause for immediate repair before the problem gets worse. There are many reasons your foundation could be damaged, and a variety of causes of foundation cracks and different kinds of damage require different repair methods. Learn more about ten common types of foundation repairs and how to know when each one is the right option.
“Foundation repair is a complicated and costly endeavor, so we always get a structural engineer involved from the start,” says Bob Tschudi, Expert Review Board member and North Carolina-based home builder and remodeler. “And remember that a ‘lifetime warranty’ only lasts as long as the foundation company is in business.”
| Foundation Repair Method | Average Cost | Expected Longevity |
|---|---|---|
| Carbon Fiber Strips | $350-$1,000 per strip | 10-40 years |
| Helical Piers | $3,000 per pier | Lifetime |
| Masonry Patching and Sealants | $500 | 5-10 years |
| Polyurethane Foam | $900-$7,500 | 10-20 years |
| Poured Concrete Piers | $1,000 per pier | Lifetime |
| Segmented Piers | $1,000 per pier | Lifetime |
| Shimming | $3,000 | 5-20 years |
| Slab Jacking | $1,200 | 5-20 years |
| Spot Pier | $1,500 per pier | Lifetime |
| Steel Piers (Push Piers) | $1,500 per pier | Lifetime |
If you were to consult a structural engineer for your foundation repair, many would recommend steel piers. Installing steel piers under the foundation is a common underpinning repair method ideal for stabilizing or repairing a damaged or sinking foundation.
Steel is particularly effective for reinforcing homes that have begun to settle or slope at an uneven angle. As a material, steel is incredibly long-lasting (up to 150 years when you take steps to protect your foundation) and is designed to hold up very heavy structures.
| Pros | Cons |
|---|---|
| Long-term, durable solution | Costly |
| Works in most soil conditions | Requires extensive excavation |
| Good for tight areas | Disrupts soil |
Best method for: Sinking or shifting foundations
Placed deep underground, poured concrete piers are custom-built to match your home’s soil (as soil pressure is often the cause of horizontal cracks) and the foundation’s depth. Like steel piers, you’re giving your home solid support that will last many years, especially since the pier will reach under the frost table to avoid soil movement.
Because lots of manual labor is required (digging, drilling, dirt removal, and pouring the concrete), the cost of installing concrete foundation piers retrospectively can be expensive. It’s better to include these piers during the original construction. While the pier installation process is fairly involved, in most cases, you can still live in your house during the foundation repairs.
| Pros | Cons |
|---|---|
| Less expensive than steel piers | Labor- and time-intensive |
| Customizable solution | Requires excavation |
| Works in most soil conditions | Not ideal for hard-to-reach areas |
| Long-term solution | Disturbs surrounding soil |
Best method for: Warm and mild climates with shallow or loose load-bearing soil
Most popular for areas with sandy soil or where the bedrock is too deep to use steel piers, helical piers use steel that contains helices (helix-shaped designs, similar to what you’d find on a screw), allowing the beams to drive deep into the soil to stabilize your home. Rather than sitting on bedrock, the weight of your home is transferred to the helices.
Helical piers are newer and often over-marketed but won’t necessarily outperform any other options on this list.
| Pros | Cons |
|---|---|
| Minimal excavation | High cost |
| Good for poor soil conditions | Not ideal for horizontal foundation problems |
| Good for areas with limited space | Difficult to install |
Best method for: Homes on sandy soil and where bedrock is too deep for steel piers
High-density polyurethane foam is great for emergency foundation issues. It’s widely available, rises quickly, and isn’t able to compact, which is why it’s often the preferred choice to raise highways, residential concrete, or time-sensitive or undisclosed foundation repairs.
There are more than ten types of high-density polyurethane foam used for different purposes. For example, RR501 is good for stabilization, while FS201 is best for areas of high-moisture.
Keep in mind that foam jacking—as the repair process is often called—doesn’t solve your underlying problem, so you’ll also need to hire someone to fix the actual issue.
| Pros | Cons |
|---|---|
| Variety of foam types for different needs | Temporary solution |
| Water-resistant | Doesn’t address underlying causes |
| Non-intrusive repair method | Not suitable for heavy structures |
| Fast installation | Not recommended for settling |
Best method for: Raising sections of the foundation in a pinch
Segmented piers, also known as pressed concrete piers, are small, cylindrical tubes of concrete that get pressed into the soil underneath your foundation. A professional will typically press them into the soil using a hydraulic jack and push them 10 to 15 feet into the soil. The major advantage to using segmented piers for foundation repairs is cost, though it might not be the best depending on your needs and foundation type.
The average foundation repair costs using this method are over $4,500, meaning you could save thousands by going with this option over other piers. However, these piers offer less long-term stability than steel piers and helical piers.
| Pros | Cons |
|---|---|
| Budget-friendly | Less stable than other materials |
| Fast installation | Shorter-term solution |
| Newer repair method | Strength varies |
Best method for: Supporting foundations on a budget
For light-loaded areas, such as your outdoor porch or attached patio, spot piers can be a great foundation repair method. A professional will hand-dig and insert concrete supports, which help stabilize your foundation's vulnerable or damaged areas.
Speaking of the digging and inserting in your yard, foundation engineers recommend keeping trees farther away from your home. One tree can absorb as much as 150 gallons of water per day, which could mess with the soil around your foundation.
“Some types of trees have what’s called invasive root systems and should be avoided completely,” says Tschudi. “Some examples are American elms, willow trees, silver maples, and anything in the willow tree family.”
| Pros | Cons |
|---|---|
| Ideal for light-load areas | Limited load bearing |
| Quick installation | Shorter life span |
| Cost-effective | Not suitable for heavy structures |
Best method for: Light-load areas like porches and patios
Masonry patches and sealants are one of the foundation repair methods to use if your home sits on a concrete foundation already and you’ve noticed some trouble spots. It’s a method that’s suitable for sealing cracks to prevent water intrusion, and some applications can provide some stability as well to prevent further cracking.
Look for vinyl concrete patch products if you’re doing this job yourself. With strong adhesive properties and drying times of under 24 hours, it’s a solid substance for sealing foundation cracks with sturdy materials like vinyl resin and cement.
Patches and sealants, even when used properly by a foundation repair contractor near you, are not permanent solutions and won’t treat the underlying issue. You may need other repair methods carried out at the same time to help the sealant or patch last longer.
| Pros | Cons |
|---|---|
| Cost-effective | Not suitable for structural issues |
| May be DIYable | Temporary solution |
| Easy to apply | Doesn’t offer load-bearing support |
Best method for: Fixing minor issues quickly
Another common fix for concrete foundation repairs is slab jacking, especially if your concrete is sinking. You may also hear slab jacking referred to as “mud jacking.” Slab jacking is similar to foam jacking, but the substance is a cementitious material, and it doesn’t typically last as long as foam.
It’s also worth noting that slab jacking can actually make your sinking foundation worse, as the cementitious material is quite heavy and can put added strain on the soil below it.
The slab jacking process is pretty straightforward: Instead of replacing your concrete, a professional drills strategically placed holes in your foundation, then uses small hoses to inject a mixture of grout underneath your foundation, helping it rise in only a couple of hours.
"Regular inspections are key to keeping your foundation in good shape and avoiding costly repairs. Look for cracks and address them promptly. Make sure you have proper drainage around your home by maintaining clean gutters and downspouts, grading the landscape to slope away from the foundation, and avoiding excessive watering near the foundation."
— Tim O'Shea, The Build Pros
| Pros | Cons |
|---|---|
| Quick process | Not a permanent solution |
| Cost-effective | Can worsen sinking foundation over time |
| Good for small, sinking areas | Limited load bearing |
Best method for: Leveling slabs on light load-bearing structures
When there’s a gap between your foundation and its support, like in a pier and beam foundation, a common foundation repair method is shimming. Shimming is when a foundation repair professional inserts thin materials, typically steel, in the gap between your foundation and the support underneath until it’s filled. This method helps level your foundation, like a raised foundation, and provides an additional, level support.
| Pros | Cons |
|---|---|
| Non-invasive | Not recommended for major issues |
| Quick installation | Improper installation can worsen the problem |
| Cost-effective | Temporary solution |
Best method for: Leveling pier and beam foundations and crawl spaces
A common issue with crawl space and basement foundations is inward bowing walls, which occur when the expansive soil outside gets saturated with water and puts undue stress on the walls.
Some experts offer carbon fiber strips—sometimes called carbon fiber straps—that help support the wall and prevent additional bowing. This solution can help the problem from getting worse, but it doesn’t fix the underlying issue. The strips are also a temporary solution and can be quite expensive.
| Pros | Cons |
|---|---|
| Non-invasive | Expensive |
| Can prevent further damage | Temporary solution |
| May help avoid structural instability | Doesn’t address the underlying cause |
Best method for: Temporary fix for bowing foundation wall
While many home repairs can be tackled as DIY projects for handy homeowners, you’ll want to hire a pro for foundation repairs. Because your foundation supports your entire house, repairs need to be done right to avoid dangerous safety risks. In many areas, you’ll need a permit for foundation repairs, and foundation work is subject to local codes and regulations. Hiring a pro is the best way to ensure the repairs are performed safely and correctly.
You can strengthen a weak foundation using a few different foundation repair methods, including underpinning, slab jacking, foam jacking, installing carbon fiber support strips, or using a sealant or epoxy crack injection. It’s worth noting that the best way to strengthen your foundation permanently is to fix the underlying issue first and then use a permanent solution to reinforce it. If you’re unsure who to call for foundation repairs, a foundation repair contractor or structural engineer can help find the best solution for your home.
The most expensive foundation repair method is to install helical piers. Helical piers are a type of steel pier used to support sinking foundations in areas with poor soil conditions or deep bedrock. This foundation repair method can cost up to $3,000 per pier, including labor, because of its material and labor-intensive installation process. Total foundation repair costs can easily reach over $20,000 using this method.
The most cost-effective foundation repair is using masonry patches and sealants to seal foundation cracks and offer some support to prevent further damage. These methods are used to fix minor foundation cracks quickly. However, they’re not suitable as a long-term solution, and they only offer minimal stability. On average, masonry patches and sealants cost $500, but a sealant like an epoxy crack injection can total over $2,000. If you’re handy and only looking for a temporary solution until you contact a local foundation repair contractor for a more permanent one, you can save hundreds by DIYing this repair.
The best foundation repair method will depend on the issue you’re having, but usually, foundation instability is best fixed using supportive piers, like steel piers or helical piers. A professional foundation repair contractor or structural engineer should always decide what the best course of action is, and even then, it’s imperative that you also take measures to treat the underlying issue as well, like soil erosion or oversaturation from runoff.
