How Much Does Foundation Repair Cost in 2024? (2024)

The average foundation repair cost ranges from $2,200 to $11,000 nationwide, with the median cost at $3,250 when considering all foundation repairs and issues, according to Tim Tracy, director of sales training for Groundworks, a Virginia-based foundation and water management solutions company.

Minor foundation repairs cost a few hundred to a few thousand dollars, whereas extensive or total foundation failures cost between $20,000 and $100,000 (or higher), per Matt DiBara, president of DiBara Masonry in Glendale, California.

Foundation repair costs depend on your foundation type and size, the soil type and its stability, the issue’s extent and severity, and labor and material costs, all of which also impact the type of repair your home requires.

How much does foundation repair cost by type of repair?

Foundation repair costs range from a few hundred to upward of hundreds of thousands of dollars based on the foundation repair method your home needs.

“The cost of repairs average about the same for all foundation types, except for pier and beam and stone foundations,” Tracy said, the latter of which tends to cost “a few thousand more than the average” because of required supplementary support.

In other words, what tends to matter most is the severity of the issue and which approach works best to correct and reverse the damage.

Below are the average cost ranges of foundation repairs listed by repair type, based on information from our experts.

Mudjacking or polyjacking

Mudjacking, or slabjacking, typically costs between $500 and $2,500, DiBara said. This is a process in which experts drill holes through sunken concrete to pump a slurry — a mix of cement, soil and water — to lift and stabilize the sunken section.

Because mudjacking is a quick process, it’s typically less expensive than other forms of foundation repair. However, mudjacking doesn’t fix surface cracks, and the drill holes are visible after the job is completed — though some contractors may apply a caulk or concrete mixture to help them blend in better.

It’s also not a permanent solution. Successful mudjacking depends on the soil below the slurry, so your foundation may eventually sink again if the soil isn’t stable. As a result, some foundation repair experts refuse to offer this service since good results aren’t guaranteed.

“Most mud/slabjacking contractors have switched over to polyurethane foam injection [polyjacking],” said RK Bob Brown, a certified foundation repair specialist and author, located in Phoenix. He estimated the cost of polyjacking at $3 to $5 per square foot, though he stipulated that polyjacking is typically reserved for slabs inside or outside of your home rather than the foundation itself.

Below are the low-end, high-end and average costs of mudjacking and polyjacking — compared to the overall average of all foundation repairs — based on information from our experts.

Basem*nt underpinning

The cost of underpinning (or piering) varies based on the number of piers used to repair your foundation. “Each pier can range from $1,300 to $2,400,” Tracy said. Brown gave us a similar estimate of $1,000 to $2,500 per pier.

Steel piers are installed between 6 and 8 feet apart, which means the total cost of underpinning depends on the severity of the job.

“A homeowner could need only two to stabilize a leaning chimney or require them all the way around a house,” Brown said, adding that the number of required piers is “usually something in between.”

“A lot of the price depends on what part of the country the home is located in and how far it is from the nearest local installer,” Brown added. “Northern California is much more expensive than Texas, and small towns four hours [away] from the contractor could double the price.”

If your home has a stone foundation, “we cannot put piers in without a footing,” Tracy said. “We would have to add supplementary support to ensure the structure is stable, which would increase the cost.” He added that Groundworks doesn’t recommend concrete underpinning.

In the Houston area, the total average cost of pier and beam foundation repair is around $13,430, according to Olshan Foundation Repair.

Below are the low-end, high-end and average costs of basem*nt underpinning.

Reinforced concrete jacketing

Reinforced concrete jacketing foundation repairs cost between $1,000 and $5,000, DiBara said, though costs depend on the specific project. Brown added that other factors, such as how much load needs to be supported, also impact the cost.

This type of foundation repair is commonly priced per square foot. Brown estimated the cost of concrete jacketing to be $10 to $20 per square foot, with columns typically measuring 3 to 5 feet in circumference and 8 feet in height, totaling 32 square feet — or $320 to $640 per column.

Professionals use epoxy to wrap concrete or masonry columns with a composite fabric during concrete jacketing. This material boosts the column’s ability to support a load, though this technique isn’t common in residential work, according to Brown.

Below are the low-end, high-end and average costs of reinforced concrete jacketing.

Foundation insulation

Foundation insulation costs between $1,500 and $5,000, according to DiBara. He added that foundation insulation is a “beneficial investment, as it can enhance energy efficiency and provide moisture protection.”

This view is not shared by Brown. “Foundation insulation under a crawl space requires old technology and is not really the recommended thing to do,” he said. Instead, he recommended sealing the vents, encapsulating the crawl space foundation and installing dehumidifiers.

This method “pays for itself with savings in energy, heating and cooling,” Brown said. He stated that encapsulation, which involves adding a moisture barrier to the dirt floor below your crawl space, costs between $4 and $5 per square foot, in addition to the cost of a dehumidifier and sump pump, which cost another couple thousand.

Brown stipulated that these costs typically depend on quantity: The fewer units you have installed, the higher the price per unit to account for the cost of bringing out trucks, equipment and personnel.

Below are the low-end, high-end and average costs of foundation insulation.

Total foundation replacement

The cost of a total foundation replacement ranges from $20,000 to $100,000 or more, DiBara said. Exact costs depend on the size of your home and the complexity of work required to replace its foundation.

But total replacement isn’t a long-term fix if the issues come from the soil, according to Tracy. This makes it “an extremely difficult and time-consuming process with no guarantee of a permanent solution.”

Below are the low-end, high-end and average costs of foundation replacement.

How much does foundation repair cost by issue?

Foundation repair costs differ depending on the type or cause of foundation damage. These costs are also impacted by the severity of a problem — the more extensive your foundation issue, the more you can expect to pay a foundation repair company to correct it.

Below are the average cost ranges for foundation repairs listed by issue type, based on information from our experts.

Cracks in the foundation

You can expect to pay between $2,200 and $15,000 to repair foundation cracks, according to Tracy. The specific cost of foundation crack repair depends on how severe the problem is and the perimeter length of your home, he said.

“Cracks in the foundation usually indicate foundation settlement,” Tracy said, warning that minor cracks can progress over time if not repaired. He added that you should contact a professional for an estimate if you notice any cracks in your foundation.

“It is difficult for the average homeowner to assess if the crack is from concrete curing or settlement. If it’s just concrete curing and causing a leak, it’s an inexpensive repair. Foundation settlement requires more expensive repairs,” Tracy said.

Professionals can determine what repairs are needed based on the type of cracks that are visible. Here’s some more information about the types of foundation cracks, according to Foundation Supportworks:

• Horizontal cracks typically occur if the soil beneath your foundation is unbalanced or if water is pushing up against your foundation.
• Vertical cracks generally result from foundation settlement and are usually only visual concerns — unless there’s evidence of water damage or leaking.
• Stair-step cracks occur when your home’s foundation settles and allows moisture in. When combined with pressure from the soil, these cracks may grow quickly and significantly damage your home, especially if your home is built upon a concrete block or cinder block foundation.
• Hairline cracks typically occur about one year after a new foundation is built. These form as the concrete cures and are generally simple and quick repairs.
• Diagonal cracks are also caused by concrete curing and shrinking, usually forming in the corners of doors and windows. These cracks aren’t major concerns, though they may worsen over time if not repaired early.

Soil testing is required in some municipalities before foundation repairs begin, Tracy said. In general, these costs are often included in your overall repair estimate.

Below are the low-end, high-end and average costs to repair foundation cracks.

Concrete slab leaks

“The cost to repair concrete slab leaks usually falls between $500 and $4,000, depending on the severity and accessibility of the leak,” DiBara said.

Damage to your home’s concrete slab foundation occurs when the pipes beneath your home’s concrete foundation begin to leak. The damage's severity depends on the leak's location: Leaks that begin on the pressure side of your water system are usually easier to identify sooner, whereas those that start on the drainage side may leak for longer before you notice any visible damage.

Concrete slab leaks may occur through damage, corrosion, abrasion or poor installation. They may also start if your home’s foundation — or the soil beneath it — shifts.

Below are the low-end, high-end and average costs to repair concrete slab leaks.

Foundation leak

The cost to repair foundation leaks depends on the amount of damage. Singular cracks that aren’t related to sinking or failing foundations cost $1,000 to $3,000 to repair, Tracy said. On the other hand, extensive repairs that may indicate a larger foundation problem, such as a failing foundation or bowing wall, increase the repair cost to a range of $5,000 to $17,000, he added.

Water in your home doesn’t necessarily mean you need foundation repairs — at least initially. But “water pooling near the foundation over long periods of time can cause foundation problems down the line,” Tracy warned.

Tracy recommended installing an interior drainage system for water intrusion, though he mentioned that significant waterproofing methods might cost much more than repairing smaller areas if and when there’s a leak.

Below are the low-end, high-end and average costs to repair foundation leaks.

Bowing wall stabilization and reinforcement

Bowing walls cost between $5,000 and $13,000 to repair, according to Tracy. However, which repair method you should choose depends on what’s causing your basem*nt foundation or basem*nt walls to bow, the damage’s severity, and the soil pressure and movement surrounding your walls (which determines whether excavation is necessary — or even possible).

Below are the low-end, high-end and average costs of repairing bowing walls.

Below are repair methods used to stabilize and reinforce bowing walls.

Wall plate anchors

This method relies on a system of plates attached to your wall, anchors driven into your soil, and rods driven through the plate into the anchor to take pressure off your wall and distribute the load into the soil. This is generally one of the most affordable bowing wall stabilization methods.

Wall braces

This solution uses steel I-beams installed across a bowing wall to distribute the load. These I-beams are often attached to your home’s floor joints or anchors installed in the soil outside of your foundation (similar to the wall plate anchor method).

Carbon fiber straps

With this method, high-strength carbon fiber straps are epoxied to your wall to increase stability. In some cases, steel plates are added to the top of the wall between floor joists to further limit movement. Because this method doesn’t require excavation, it’s one of the most affordable techniques, though it’s limited to bowed walls with less than 2 inches of movement.

Helical tiebacks

With this method, a steel pier or post is angled and driven through your basem*nt wall into the soil outside. The piers are then bracketed and secured to your wall using steel plates. Washers and nuts are tightened to the appropriate torque to support and straighten the foundation wall. Sometimes, helical tieback installation doesn’t require excavation, though some professionals may need to excavate the soil near the installation points. Tiebacks are often one of the most expensive foundation repair methods.

What are some other foundation repair costs?

You may have additional costs on top of what you already need to pay for foundation repairs. Sometimes, these expenses are wrapped into your overall foundation repair costs. In other cases, you may have to hire additional professionals before work begins.

Soil report

A soil report, or geotechnical survey, can cost upwards of $1,000 in Texas, according to Geotech Engineering & Testing and Advanced Foundation Repair. Cost can depend on your property’s size, the number of borings required and labor costs (which may include clearing the area before the test begins).

The samples are then analyzed in a lab to determine your property’s soil conditions and make recommendations for adequate foundation types and repairs. For example, a soil report may reveal that your home is built upon loose sand or expansive clay, both of which cause settlement, sinking foundations and other damage.

Structural engineer report

Structural engineers are independent third-party professionals who may be hired to inspect your home’s foundation before you hire a foundation repair company or agree to a suggested repair.

A structural engineer charges “between $900 and $3,000 to produce a quality report with his or her seal attached,” Brown said. This contrasts the commissioned salesmen typically hired by foundation repair contractors to “sell their offering of products dressed up as diagnoses,” he added.

This fee typically covers a discussion with you, a visual foundation inspection for signs of damage and a report that includes the engineer’s analysis and repair recommendations.

Landscaping

Many foundation repair methods require yard excavation or may cause other damage to your grass and landscaping. In addition, you may want to undertake some home improvement projects to fix poor drainage or put in a French drain, install new gutters or install gutter guards, correct downspouts that may have contributed to foundation damage, or install tree root barriers.

Landscaping costs can range from a few hundred to a few thousand dollars, depending on the type of service. For example, DIY gutter guards can cost between $200 and $700, based on prices we found on Amazon and Lowe’s. Yard grading from a professional landscaping company can cost between $2,000 and $6,000, according to Coleman Cosby, a landscaping expert at online landscape design service Yardzen.

Permits

Some towns, cities or counties require you to get a permit before major foundation repair work can begin. This is important for making sure any repairs follow local building codes and regulations and to document changes to the property.

The cost of permitting varies depending on where you live. Some contractors may even offer permitting services that handle the entire process for you, though this may increase the total cost.

Structural damage

Foundation damage may impact the rest of your home too, especially if it’s not repaired quickly. If you don’t make repairs in time, “doors and windows will start to stick, the roof system can be affected, a chimney can pull away, the floor system can be affected, and the list goes on,” Tracy said.

This means the longer you put off fixing your foundation, the more the total cost of home repairs — beyond the cost of repairing your foundation — could increase. “Repairing the foundation as soon as possible is the best way to ensure you won’t have additional problems in the future,” Tracy said.

How do you save on foundation repair costs?

Repairing a foundation is expensive, but you can take steps to minimize your cost — even before you notice any foundation damage.

Identify foundation problems

Foundation issues worsen over time, so identifying a failing foundation as soon as possible can save you money. A more minor foundation issue means a more cost-effective foundation repair method.

Pay attention to your home for signs that your foundation needs work. Here are some signs to look for:

• Cracks in your basem*nt walls or foundation
• Foundations built on loose sand or expansive clay
• Pooling water in your basem*nt or crawl space
• Sloping or uneven floors
• Sticking doors or windows

Many of these issues may be prevented or mitigated through regular maintenance — or even some DIY techniques, such as repairing cracks with store-bought filler.

Shop around

If you need professional help, request quotes from multiple contractors and only hire reputable professionals. Before hiring a repair company, ensure it’s familiar with your local codes and ask how long its warranty lasts.

Hire a landscaper

For additional peace of mind — and to prevent further issues — work with a landscaping company to improve your property’s drainage and identify other concerns that could further damage your home’s foundation.

Contact your insurance provider

Generally, homeowners insurance doesn’t cover the cost of foundation repairs because foundation damage is considered wear and tear.

However, there are exceptions. If your foundation is damaged by a covered peril outlined by your policy — such as a burst pipe, fire, tornado or vandalism — your insurance may cover the cost of repairing your foundation.

Before contacting a foundation repair expert, consult your homeowners insurance policy or insurance agent to determine if your coverage will pay for the damage and to what extent.

What’s next?

Foundation repair costs can range from $500 to $100,000 depending on repair type and damage severity. Despite the cost, they're often necessary for protecting your home’s structural integrity.

DIY repairs may be effective for small foundation issues, but we recommend contacting a structural engineer and local foundation repair specialist to determine the course of action for any significant damage.

Meeting with and hiring experts will help you fix your foundation problems while meeting your local building regulations and codes. You may also receive advice to prevent problems from worsening or reoccurring, such as improving your property’s drainage and blocking tree roots from damaging your foundation.

Even if your home doesn’t need foundation repairs right now, we recommend setting aside some money each month to help pay for potential work in the future. Though many contractors offer financing options, a home improvement or repair savings fund can help absorb the cost of these expensive services.