How Much Does Foundation Repair Cost in 2024?
Normal range: $2,217 - $8,114
Foundation repair costs an average of $5,160, but it can range from $2,217 to $8,114, depending on your foundation type and the extent of the issue.
When it's time to fortify the most important structure in your home, expect foundation repair costs to average about $5,160, or between $2,217 and $8,114. The cost of foundation repair ultimately depends on the type of foundation used, the size of the home, soil stability, and more. In this guide, we’ll break down all the factors so you can budget for your foundation repair.
- Average
- $5,160
- Low end
- $500
- high end
- $16,000
Foundation Repair Cost Factors
A few factors influence the final cost when calculating foundation repair costs, such as the foundation type, materials, labor, permits, and extent of damage.
Foundation Type
Your options for foundation repairs will vary based on your home’s foundation type, whether it’s a basement, a concrete slab, cinder blocks, bricks, or a crawl space. Prices for each foundation type also depend on the type and extent of damage since there’s no single solution for all foundation problems.
| Foundation Type | Average Repair Cost |
|---|---|
| Basement | $2,300–$7,600 |
| Concrete slab | $350–$20,000 |
| Cinder block and brick | $350–$25,000 |
| Pier and beam | $750–$25,000 |
| Stem wall | $350–$20,000 |
Foundation Size
Foundation size directly impacts the cost of fixing it. The larger the home, the larger, heavier, and more structurally complex the foundation tends to be. Large foundations also often require more equipment and materials for repairs.
The per-square-foot cost of foundation repairs ranges between $1.50 and $12 per square foot on average. The range accounts for everything from minor sealant upgrades to full epoxy replacement. Prices can go much higher per square foot for certain materials, but assume this range on average when considering the full area of your home's foundation.
| Foundation Size (sq. ft.) | Cost Range |
|---|---|
| 500 | $750–$6,000 |
| 1,000 | $1,500–$12,000 |
| 1,500 | $2,250–$18,000 |
| 2,000 | $3,000–$24,000 |
| 3,000 | $4,500–$36,000 |
Soil Stability
You may think the ground is solid, but soil expands, contracts, and shifts over time. Some soil types are more stable than others, and that stability affects how water drains through it. Insufficient drainage can cause erosion under your home, impacting your foundation. You may need a professional soil report to understand what’s causing your foundation issues.
Severity of the Issue
The worst-case scenario with foundation problems is an unsafe home that must be condemned because it is uninhabitable. This happens if a foundation is built improperly or has been poorly maintained. A settling foundation causes wall cracks and doors that won’t open or close properly. Your foundation repair cost will depend on how bad the damage is and your foundation type—hire a foundation repair inspector to fill you in on the severity of your foundation problem.
Some early signs of foundation issues are cracks and water leaks, and then later, settling and sinking. Knowing the difference between signs of foundation problems versus settling can help you catch it earlier and hopefully save you some strife—and money.
Type of Repair
The cost of foundation repair can depend on the repair method used to fix your problem. Many types of foundation repair are available, each requiring specific materials and experience. You can hire a foundation repair pro near you to fix most issues.
| Repair Type | Average Cost |
|---|---|
| Foundation lifting | $20,000–$23,000 |
| Mud- or slab-jacking | $500–$1,300 |
| Piering or underpinning | $1,000–$3,000 |
| Reinforcement strips | $4,000–$12,000 |
Type of Issue
Every foundation problem comes with a unique price tag, particularly when a contractor has to take multiple approaches to fix it. Foundation crack repair costs, for example, depend on whether the problem stems from drainage problems, soil instability, or poor installation.
Leaks may require contractors to add a range of waterproofing methods to your foundation or investigate the source of the water from inside or outside your home. In more extreme cases, a bowing wall or sinking foundation will require major reinforcement or even replacement.
| Foundation Issue | Cost Range |
|---|---|
| Foundation cracks | $250–$800 |
| Foundation leaks | $2,000–$7,000 |
| Home settling | $5,000–$25,000 |
| Foundation reinforcement | $1,000–$5,000 |
| Bowing Walls | $4,000–$12,000 |
| Poor soil drainage | $800–$15,000 |
Accessibility
If the issues with your home’s foundation are difficult for workers to reach, landscaping may need to be removed and replaced for accessibility. This adds to the total cost of your project. On the other hand, crawl space foundation repairs tend to cost less because crawl spaces are very easy to access.
Structural Reports
The cost of a structural report ranges from $300 to $1,000. A structural report is a collection of information taken directly from the foundation’s condition. If you think your house has foundation issues, hiring an unbiased professional to document the problems and suggest solutions is a smart way to determine the necessary fixes before hiring a company. Using the report as a guide for the estimate eliminates overpaying.
Soil Report
A geotechnical engineer can do a soil report for $500 to $3,000. These reports reveal the type and condition of the soil around a home. They're often done when homes are built, but soil can contract and expand over time. Having a new report done can help you determine foundation problems your soil may be causing and how to solve them.
Foundation Replacement
Replacing the entire foundation of a house requires the house to be lifted, which can lead to costs of $20,000 to $100,000. You may be able to avoid foundation replacement if you notice issues early on and have them repaired before they get worse.
Lifting the House Structure
The cost to lift a house is between $20,000 to $23,000. This massive project is usually only necessary when a foundation is severely damaged and requires intensive repairs or total replacement.
Landscaping and Drainage Systems
Landscaping and tree removal services cost $200 to $500. Landscapers can clear the area around your foundation so repairs can be made, then return after repairs are complete to restore your landscaping. They'll also remove tree roots growing under your foundation and causing damage.
Poor drainage can cause some foundation problems. Excess water can erode, expand, or contract soil. A drainage system installation costs $2,800 to $6,500. Some homes need gutters and downspouts, while others need French drains, tile drains, or drainage cut directly into the concrete foundation.
Location
The cost of foundation repair also varies by location. The cost of labor and materials in your area will affect the price, as will your local climate. Homes in warm climates are more likely to have slab foundations, whereas homes in areas with freeze cycles do best with basements and crawl spaces. The average size, design, and soil variety also sway your bottom line. Let's take a look at some common cities in different regions of the U.S.
| City | Cost Range |
|---|---|
| New York | $1,700–$5,500 |
| Los Angeles | $3,200–$9,200 |
| Miami | $4,500–$9,100 |
| Denver | $3,500–$14,000 |
| Houston | $3,300–$6,800 |
Labor
You should hire a professional to repair your foundation. Labor costs to repair a foundation run around $200 per hour, but you should get quotes from at least three different pros before you book.
Permits
You’ll need to get permits from your local municipality before starting foundation repair work. The average cost for these types of permits runs between $75 and $150.
Materials
The materials depend on your specific foundation issue, but some common ones include the following:
| Material | Cost |
|---|---|
| Epoxy | $8-$12 per square foot |
| Sealant | $1.25-$4 per linear foot |
| Polyurethane foam | $8-$25 per square foot |
| Cement | $120-$185 per yard |
| Jacks | $500-$1,300 |
| Waterproofing items | $2,000-$7,000 |
| Grout | $5-$6 per square foot |
| Hydraulic piers | $1,000-$3,000 per pier |
| Carbon fiber | $85-$250 per foot |
| Steel reinforcement strips | $4,000-$12,000 for a dozen |
| Steel support beams | $6-$20 per foot |
DIY vs. Hiring a Pro to Repair Your Foundation
While it may be tempting to DIY this project, it requires a lot of intense labor and materials that are bound to add up quickly. If there are small amounts of damage to your home’s foundation, such as vertical cracks no wider than ⅛-inch, you can purchase a sealant and tend to it yourself using store-bought materials. Epoxy costs around $8 to $12 per square foot, and sealant costs around $1.25 to $4 per linear foot.
However, it is worth taking the cost plunge and having professionals fix foundation cracks that threaten your home's structural integrity. Foundational issues are serious, and having someone professionally trained can make a huge difference in your safety. Plus, by the time you have all the necessary materials, it would likely cost more to do it on your own.
In the meantime, focus on foundation maintenance to avoid running into foundational issues and keep your home sturdy and safe.
How to Save on Foundation Repair Costs
Your home's foundation is a critical part of its structure, and repair costs can add up. While trying to get the most bang for your buck is one thing, avoid the temptation to cut corners. You want to hire a good foundation repair contractor who does quality work. Here are some tips for finding the right pro and saving a little money along the way:
Get multiple quotes: Talk to at least three local pros and ask questions specific to the problems you’re seeing to get an accurate quote from each.
Get free inspections: You may be able to avoid the cost of foundation inspection, as some contractors offer free inspections before you commit.
Ask for temporary options: If you don't have the budget for a complete fix now, find out if there is anything you can do to safely buy time.
Prioritize critical repairs: Ask contractors to start with the most important repairs so you can save for minor maintenance later on.
Make a payment plan: Some contractors offer long-term payment plans, so you don't have to pay for everything at once.
Be cautious: If a price sounds too good to be true, it probably is. Research each contractor's reputation and read their reviews.
The best way to save on this project is to spot problems early. Keep tabs on the drainage around your home and ensure your spouts and gutters work correctly. Mark any cracks you find and watch for changes over a few months. If you suspect your foundation needs repairs, have a pro inspect it immediately.
How Angi Gets Its Cost Data
Home is the most important place on earth, which is why Angi has helped more than 150 million homeowners transform their houses into homes they adore. To help homeowners with their next project, Angi provides readers with the most accurate cost data and upholds strict editorial standards. We’ve surveyed thousands of real Angi customers about their project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We pair this data with research from reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.
Want to help us improve our cost data? Send us a recent project quote to costquotes@angi.com. Quotes and personal information will not be shared publicly.
Frequently Asked Questions
Yes, foundation repairs are worth it if you have a significant problem or see signs that could worsen if not dealt with. If your foundation fails, your home can lose up to 20% of its value. Protecting your home from serious structural damage and avoiding more costly repairs later is well worth the money.
No, foundation repair is not usually covered by home insurance. Most home insurance companies typically consider foundation repair as part of your home maintenance, so they won’t cover the cost. However, foundation damage is sometimes caused by covered events such as a burst pipe or a house fire. In these cases, repairs may be covered.
Home foundations are designed to last a lifetime when properly constructed and well-maintained. A poured concrete slab can last 200 years, while concrete blocks can last 80 to 100 years. A pier foundation can last about 75 years. Brick or stone walls can last 100 years or more.
It can be safe to live in a house with minor foundation problems as long as the issues are checked and monitored by a professional. Minor cracks are rarely a cause for structural concerns, but signs of leaks, sinking, or bulging walls should be strongly scrutinized by a foundation specialist. Similarly, it's always smart to hire a professional when you're concerned about buying a house with foundation repairs.