The average crawl space repair costs $6,000. Most homeowners pay somewhere between $4,500 and $8,000, depending on the type and extent of the damage.
Crawl space repair costs around $6,000, in most cases, and most projects fall somewhere between $4,500 and $8,000. Foundation repair costs can add up quickly, but ignoring the issue will likely only make the problem worse and more expensive. If left untreated, foundation issues can lead to poor indoor air quality, pest infestation, structural issues, and other serious problems.
The cost of crawl space repair depends on a few key factors determining where your total sits in the normal price range.
The type of repair you need for your crawl space will be the most significant cost factor. Something like a simple foundation crack repair to reduce moisture problems will fall toward the lower end of $250, whereas a sinking foundation might require underpinning, which is likely to push toward the higher end of $15,000.
| Type of Repair | Typical Cost |
|---|---|
| Beam replacement | $1,500–$5,000 |
| Crack repair (major) | $3,000–$10,000 |
| Crack repair (minor) | $250–$1,000 |
| Dehumidifier installation | $1,500–$3,000 |
| Drainage system installation | $1,500–$15,000 |
| Insulation installation | $500–$4,000 |
| Mold removal | $1,000–$6,000 |
| Mudjacking | $500–$2,000 |
| Underpinning | $3,000–$15,000 |
| Vapor barrier installation | $1,000–$3,000 |
| Wall stabilization | $6,000–$12,000 |
| Waterproofing/encapsulation | $1,500–$15,000 |
Beam replacement in a crawl space costs between $1,500 and $5,000. This repair often involves installing temporary house jacks under your home to provide support while your contractors remove damaged or rotted support beams and replace them. Unless you’re replacing them due strictly to old age, you might also need to couple this repair with a drainage system or dehumidification solution to prevent ongoing damage from moisture and pests.
Crack repair in a crawl space can cost anywhere from $250 up to $10,000. Your total will depend on the type of crack, the severity, and the underlying issue.
A minor crack that stems from normal settling and isn’t indicative of structural problems will often just need sealing to block water and pests from entering your under-home area. Sealing these types of cracks should cost between $250 and $1,000.
More severe cracks—like stair-step cracks on the concrete block wall or uneven cracks on a concrete slab—might indicate structural damage and will cost between $3,000 and $10,000 for stabilization and repair.
If you have a moisture issue in your crawl space that’s affecting your indoor air quality, attracting pests, or leading to mold growth or damaged insulation and other building materials, a dehumidifier might be a standalone option. Installation ranges from $1,500 to $3,000, depending on the size of your crawl space and what drainage options—like a sump pump—you already have.
Crawl spaces sit partially underground, so they’re prone to water intrusion and moisture issues. If your water and moisture problems stem from poor drainage on your property, a drainage system might be in order to help keep your crawl space dry.
You could pay as little as $1,500 for simple solutions, like installing a gutter system and grading soil away from your foundation. More severe problems might require something like a French drain, which can cost as much as $15,000.
Crawl spaces can affect your indoor air quality and the temperature in your living space through a process called the stack effect. Especially in extreme climates, crawl spaces can reduce your home’s efficiency unless you have the underside of your structure insulated.
Expect to pay between $500 and $4,000 to install crawl space insulation, with fiberglass rolls or batts for smaller spaces sitting at the lower end of the price range and spray foam for larger crawl spaces reaching toward the higher end.
With moisture and water problems comes the risk of mold growth in your crawl space. Mold can eat away at your building materials and even make its way into your living space, causing poor indoor air quality. Expect to pay between $1,000 and $6,000 for professional mold removal in your crawl space, depending on the extent of the growth.
Keep in mind that you’ll also likely need preventative measures as well, like dehumidifier installation or waterproofing, to prevent the problem from returning. Many professionals who clean crawl spaces can provide these additional services.
Mudjacking is a minimally invasive foundation lifting technique that can help bring sinking slabs that serve as crawl space floors back up to their original positions. You can expect to pay between $500 and $2,000 for this type of repair, depending on the size of the slab and the type of material your contractor needs to pump underneath it to lift it.
A more permanent repair for sinking foundations—and one that your contractor can use to provide support for sinking footers—is underpinning. This process involves excavating underneath the sinking sections and installing supportive piers that reach down to bedrock or stable soil for better support. You can expect to pay between $1,000 and $3,000 per pier or between $3,000 and $15,000 total.
One solution for keeping moisture at bay in your crawl space is to install a vapor barrier, which costs between $1,000 and $3,000 in most cases. Many contractors will recommend coupling this with a dehumidifier and other preventative measures, so the total cost for the repair could end up being higher.
The concrete block wall around your crawl space is constantly working against the pressure from the surrounding soil. Over time, and especially if the soil expands with changes in moisture content, the walls can bow inward, requiring stabilization.
Contractors can use a few methods to fix the issue, with tiebacks usually being the best option. These cost between $6,000 and $12,000, but again, you might need additional preventative measures to prevent ongoing problems from moisture issues in the surrounding soil.
Some foundation experts will couple different preventative services and charge single waterproofing or crawl space encapsulation costs, which total between $1,500 and $15,000, depending on what strategies they use. Those could include installing vapor barriers, sealing foundation cracks, installing a dehumidifier, and taking steps to manage runoff around your home with gutter systems or other drainage systems.
Another factor that can influence your crawl space repair costs and is related to the repair method is the underlying problem. True foundation experts will complete a crawl space inspection and then recommend addressing the root cause of your issue rather than just treating the symptoms.
For example, your pro might suggest mold remediation and pumping water from under your home, but they’ll also recommend measures to stop ongoing water and moisture problems, like installing a drainage system or a dehumidifier.
Minor moisture problems will tend to be the least expensive, costing between $250 and $4,000 in most cases. Ongoing problems with standing water and related water damage will likely push your repair costs to between $2,000 and $10,000. Finally, structural issues will be the most expensive because they require soil stabilization, and the repairs will typically cost between $6,000 and $15,000.
Crawl space repair costs between $3 and $5.50 per square foot, on average, so the size of your crawl space will affect your total repair costs. Larger under-home areas will require more materials and labor, no matter what type of repair you’re doing. The table below includes some average pricing based on the square footage of your crawl space, but keep in mind that other factors, like the type of repair, can bring your total higher or lower.
| Crawl Space Size (sq. ft.) | Typical Repair Cost |
|---|---|
| 800 | $2,400–$4,400 |
| 1,000 | $3,000–$5,500 |
| 1,500 | $4,500–$8,200 |
| 2,000 | $6,000–$11,000 |
| 2,500 | $7,500–$14,000 |
Labor costs will vary for crawl space repair based on the type of repair, the size of your crawl space, and how accessible the area is. You can generally expect labor to account for between 50% and 80% of the total repair cost or between $2,000 and $6,500 in most cases.
Labor costs can climb higher if your repair involves excavation, like underpinning, or if you have limited access to your crawl space and your contractors need to maneuver themselves and their equipment through tight spaces.
Since crawl space repair costs often reach into the thousands, some homeowners might wonder if repair or replacement is a better option, especially if the problems are ongoing or structural in nature. In almost all cases, repairing your crawl space will be significantly more affordable.
Repair totals sit between $4,500 and $8,000, while a full replacement is likely going to total between $20,000 and $40,000.
Installing a crawl space for new construction usually falls between $10,000 and $20,000, but restricted space and the need to jack up the house during the replacement can easily double the replacement cost. Additionally, the problems you’re experiencing with your crawl space will likely continue with a new foundation unless you rectify the underlying problem anyway.
Replacement is only a good option if you’re looking to turn your crawl space into a basement for more usable space. Either way, you should speak with a structural engineer to help you decide, but in most cases, repairs will be the better option.
It’s possible to DIY certain crawl space repair options, like sealing non-structural cracks to prevent water intrusion and installing insulation. For crack sealing, you’ll save close to $250 per crack, and DIY insulation installation can save you up to around $3,000 in labor costs.
However, it’s a good idea to consult a professional even for these repairs. It’s not easy to tell if a foundation crack is structural in nature, so it’s best to hire a pro to be sure that sealing is the best option. Similarly, if you have an unknown moisture problem and you install fiberglass insulation, it could get ruined by the moisture, in which case you’d need to start over and address the moisture issue first.
Foundations are complex, and mistakes during repairs can be costly. We strongly recommend hiring a foundation repair company near you to perform the work rather than attempting a DIY repair.
"Safety is key when working around foundations, crawlspaces, and basements. Always wear protective gear like gloves, masks, and goggles, and ensure proper ventilation. Minor tasks like filling small cracks and basic inspections can be DIY projects, but leave structural repairs, extensive waterproofing, and significant drainage work to the pros."
— Tim O'Shea, The Build Pros
There are a few things you can do to save money on crawl space maintenance and repairs:
Address the issue early. Foundation issues tend to get worse over time. It might be tempting to put off the repair until it’s convenient to address it, but this will likely only cost you more in the long run.
Always address the underlying problem. Treating the symptoms of a foundation issue might also be tempting and will almost always be more affordable. Over time, though, the problems will return if you don’t treat the underlying issue—like drainage issues or erosion—and end up costing you more over time.
Choose more permanent repairs. You can treat many crawl space issues with different solutions, like installing a vapor barrier inside or a drainage system outside to deal with moisture problems. Choosing the more permanent one—a drainage system, in this case—will prevent ongoing issues, saving you money down the road.
Hire a professional. Up to around 80% of the cost of crawl space repairs can go toward labor, so DIYing the work might be tempting. Errors made during foundation repairs can be catastrophic and lead to serious structural issues, so paying more up front and hiring a crawl space contractor is almost always a good idea.
Yes, it’s worth it to repair a crawl space foundation, even if the issue seems relatively minor. Foundation problems often get worse and more expensive to fix if you leave them untreated. Additionally, your entire home, from the framing and flooring to the roof system, relies on the foundation for even and level support. Issues with your foundation will almost always manifest as problems in and above your living space, so it’s important to find a solution.
Crawl space foundation problems can stem from a few different issues, but the most common are moisture and water problems and soil instability. Moisture and water issues are often a result of poor drainage, which can lead to water intrusion and soil expansion and contraction, leaving your foundation under added stress. A few things can cause soil instability, including poor drainage, karst landscapes and resulting sinkholes, and poorly compacted soil during construction.
You should always hire a structural engineer or a professional and licensed foundation repair company for crawl space repair. These professionals will often be able to treat the symptoms of the issue as well as the underlying problem so that you don’t have ongoing damage. They’ll also often take preventative measures to stop the issue from recurring in the future.
