How Much Does Foundation Repair Cost? (2024)

You can break down the cost of your foundation repair project, in part, by breaking down the cost of labor and the price of your materials. Let’s look at how those prices could vary depending on your situation.

Labor

You could spend between $45 and $200 per hour to hire a professional to repair your foundation. The cost of living and the complexity of your foundation’s repair impact the cost. Simple cracks in your foundation in an area with a lower cost of living will fall near the $45 per hour price point, while extensive repairs that require heavy-duty tools and materials will fall toward the $200 per hour mark.

Materials

The type of materials that you need to repair a house foundation varies widely, making it challenging to estimate the cost by materials alone. For instance, purchasing epoxy and a wall repair kit can cost between $35 and $575. This is one of the only materials that you can purchase to repair a house foundation on your own.

Most foundation repairs require a professional repair contractor. Depending on the type of repair, materials may include new piping, concrete, sealants and more—all of which can cost over $1,000, if not $10,000 or more.

The type of issue plaguing your foundation can help you establish a rough estimate of how much repairs could cost. Below, we’ve broken down different types of foundational problems and their associated costs to help you determine your budget.

Cracks in the Foundation

Repairing cracks is the most affordable type of foundation repair, ranging from $35 to $1,000. If the cracks are small enough for a DIY fix, you’ll pay on the lowest end of this range. For larger cracks, you’ll need to hire a pro, which can increase costs to the upper end of the price range.

Sinking Foundation

A sinking foundation can cost anywhere from $5,300 to $17,000 to repair. If your house has settled and is now a sinking ship, your soil could be compromising the structure of your foundation.

You may need to hire a soil tester or soil specialist to investigate your soil and moisture levels before attempting to repair your foundation, as you don’t want to invest in a repair method that doesn’t get to the bottom of the issue. Soil testing costs around $75 on average.

Foundation Leak

If you need to repair a leak in your foundation, you’ll spend between $2,000 and $7,300 to fix the leak and follow up with waterproofing your foundation. If you have a small leak, you could spend around $2,000, but if you also need to install a drainage system, you could spend up to that $7,300 threshold.

Bowing Wall

The cost to repair a foundation with bowing walls costs between $4,300 to $13,000 on average. Bowed walls require strips of reinforcement made either from carbon fiber or steel. Steel reinforcement strips cost more than the carbon fiber option, but if your foundation needs a lot of reinforcement, you may need to go with steel.

Shifting or Settling Foundation

Repairing a shifting or settling foundation can be quite costly, influenced by several key factors. Minor issues might be resolved with mudjacking, costing between $600 and $1,600, whereas severe settling, which often requires underpinning, could range from $10,000 to $30,000​​.

Knowing the type of issue is half of the equation; knowing your foundation repair method is the other half. Here’s what you need to know about costs by the type of foundation repair.

Concrete Slab Leak Repair

Repairing a slab leak costs between $1,200 and $3,500 or $3,100 on average. You’ll spend the least amount on repairs if your leak is simple and requires only minor repairs. For larger repairs that require excavation, you could spend upwards of $4,000 on this foundation repair type. If leaks in your concrete slab led to water damage in your home, this can also hike up the prices.

Mud Jacking

Slab jacking costs between $3 and $20 per square foot or $7,100 to $48,000 for the average home size of 2,400 square feet, as per data from the U.S. Census Bureau.

If you’re hoping to avoid the cost of replacing your home’s entire foundation, slab jacking, also called mud jacking or concrete leveling, may save you on reparation costs. Slab jacking is a form of concrete leveling that can save you around 50% compared to the cost of replacing a new concrete slab.

Foundation Leveling

Foundation leveling typically costs between $3 and $25 per square foot, depending on the area’s size and the job’s complexity. For a standard home, this can range from $600 to $4,000. This method involves pumping a mixture under the foundation to raise it back to its original level, providing a cost-effective solution to uneven or sinking foundations​.

Basem*nt Underpinning or Piering

Also called piering, underpinning a foundation costs between $12,000 and $52,500. Underpinning your foundation is two to three times more expensive than simply repairing a concrete slab. Your total price tag depends on how many piers you need, with most ranging between $1,400 and $3,200 apiece. A typical home could have anywhere between eight and 12 piers, but you won’t necessarily need to underpin all of the piers to repair your foundation.

Reinforced Concrete Jacketing

On average, the cost to reinforce your foundation is between $4,300 and $13,000. If your home has bowed walls, you may need to invest in carbon fiber or steel reinforcements to help support the framework of your house. You can save money by choosing carbon fiber instead of steel reinforcement materials.

Total Foundation Replacement

Replacing your foundation entirely can be a costly undertaking ranging between $20,000 to $100,000. In some cases, you can’t get away with slab jacking and need to completely replace your foundation. Total foundation replacement involves jacking up your old foundation, demolishing it, replacing the old foundation with a new one, lowering the home and then reconstructing the surrounding soil.

Before you tap that enter button on your calculator, be sure to consider the following additional expenses for the most accurate cost estimate for repairing your foundation.

Level of Severity

The severity of your foundation’s condition can make or break the budget. For example, if you have a small leak in your foundation, then you might be able to repair it before it causes any issues. But, if you don’t discover a leak until it becomes a major problem, you could spend between $1,300 to $5,600 on water damage reparation costs.

New vs. Existing Foundation

Installing a new foundation costs $10,000 on average, but prices can range from $5,000 to $40,000 depending on the size of your home. You’ll pay only around half the price of a new installation or less by repairing your existing foundation.

Foundation Inspection

A foundation inspection costs between $300 and $3,000, with typical inspections falling around the $600 mark. The bigger the foundation, the greater the cost to inspect it.

Foundation Type

Below is a quick breakdown of the different types of foundations and how each foundation compares in terms of the types of repairs they may need.

Concrete Slab Foundation

Concrete slab foundations are the easiest to DIY and often cost less than other foundation types to repair. You might get by with simply repairing small cracks yourself. If you need more extensive repairs, a pro might be able to fix the issue by mud jacking.

Pier and Beam Foundation

A pier and beam foundation is one of the costliest types of foundations to repair because any old materials that have decayed from moisture damage need replacing via an underpinning repair method. Also, if you live in a location with a soil type that shifts or is prone to flooding, you may need a new drainage system and grading and leveling work.

Basem*nt Foundation

Basem*nt foundation repairs are another costly investment. These areas are prone to leaks, bowing, cracking and settling. You’ll also need to cover the cost of waterproofing your basem*nt after repair work. If you need to install a drainage system on the exterior of your basem*nt, this also increases your expenses.

Crawl Space Foundation

If you don’t routinely check on your crawl space for signs of flooding, pests and other signs of damage, you may need to dish out a moderately sized investment into repairing your crawl space. On the other hand, you might decide to encapsulate your crawl space as a method of repairing the issue. Crawl space encapsulation costs between $1,500 and $30,000, or an average of $15,750.

Permits and Residential Building Codes

When undertaking foundation repairs, it’s important to be aware of local permits and residential building codes. Most foundation repairs are considered structural modifications, which means you will likely need a permit before beginning the work. The cost of permits can vary depending on your location and the extent of the repairs, typically ranging from $75 to $150​.

Local building codes dictate the standards and regulations that must be followed during construction and repairs. These codes ensure the safety and structural integrity of buildings. Failure to obtain the necessary permits or comply with building codes can result in fines and further complications. It’s advisable to consult with your contractor to ensure all legal requirements are met and to budget for the permit costs as part of your overall repair expenses.

Soil Testing

Soil testing is a crucial step in foundation repair, particularly if you are dealing with issues related to soil instability or differential settling. The cost of soil testing can vary widely, typically ranging from $500 to $3,000, depending on the complexity of the test and the size of the area being tested​.

Soil tests are conducted to determine the composition, density and moisture content of the soil beneath your foundation. This information is essential for designing an effective repair plan. Poor soil conditions, such as expansive clay or poorly compacted fill, can cause significant foundation problems. By understanding the soil properties, engineers can recommend appropriate solutions, such as underpinning, soil stabilization or proper drainage systems to mitigate future issues.

An unchecked foundation can quickly become the bane of your home’s existence—and your savings. You’ll want to act as soon as possible if you notice any of the following signs of foundation problems:

• Zigzags or large cracks in your walls
• Sagging, crumbling and bowing walls
• Doors that won’t shut
• Pools of water around your home’s foundation
• Gaps and cracks in your exterior siding
• Standing water in your basem*nt
• The smell of mold or mildew in your basem*nt area
• Floors that have a bouncy or squeaky texture

Foundation repairs are often expensive and complex. While you may want to find ways to mitigate costs, there aren’t many ways to substantially save on this type of reparation. Nevertheless, here are five ways you can potentially save money on foundation repairs:

1. DIY small, doable repairs like hairline cracks or sealing your basem*nt.
2. Keep an eye out for foundation problems to catch any issues as soon as they appear as well as prevent long-term damage and more severe foundation repair work.
3. Compare estimates from at least three foundation repair companies to secure the best prices for the work.
4. Only repair what you need to repair. If you can avoid replacing your entire foundation, do so.
5. If you’re reinforcing your home’s walls, opt for carbon fiber, which is more cost-friendly than steel.

Major foundation repair isn’t a job for even the most avid DIYer. Your entire home’s structural integrity is at stake. Unless you’re repairing very minor hairline or surface cracks—less than a quarter of an inch wide—you should work with a foundation repair pro to safely complete the job.

The cost to repair a minor crack in your foundation yourself ranges from $35 to $575 or $200 on average. If you already have the tools and need to only buy epoxy, you’ll spend near the lower end of this price range. Meanwhile, if you’re purchasing a DIY foundation crack repair kit, you’ll spend around $200. Homes with several cracks may need more supplies, putting you at the higher end of the price range.

Even for manageable DIY repair work, it’s a good idea to have a professional contractor near you inspect your foundation to ensure there’s not a larger issue at play—especially if you’re repairing multiple cracks.

To arrive at the average costs in this article, we surveyed five contractors and retailers, one financing resource and four local and national cost databases. All averaged figures were correct at the time of publication and may be subject to change.