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How Much Does a Foundation Repair Cost? (2023 Data)

How Much Does a Foundation Repair Cost? (2023 Data)

foundation repair cost

Foundation repair cost typically falls within the range of $2,250 to $8,600, with an average cost around $5,400. Smaller projects may only set you back about $200, while more extensive foundation repairs could reach up to $52,500.

Have you noticed those hairline cracks on your walls gradually expanding?

Are your doors becoming increasingly stubborn with each passing year?

If your answer is yes, it is time for a foundation repair Despite seeming inconsequential, neglecting signs of a foundation issue might result in significant expenses down the road. It’s essential to address the problem promptly to prevent further deterioration.

Types of Foundations

Before we jump into foundation repair cost, let’s understand the four basic types of foundations.

Concrete Slab Foundation

Concrete slab foundations are the most DIY-friendly and often entail lower repair costs compared to other foundation types. Small cracks may be manageable for DIY repairs, while more extensive issues can be addressed by a professional using methods like mud jacking.

Pier and Beam Foundation

Repairing a pier and beam foundation tends to be more expensive due to the replacement of decayed materials through underpinning methods. In areas with shifting soil or flood-prone conditions, additional expenses may include installing a new drainage system and performing grading and leveling work.

Basement Foundation

Basement foundation repairs come with a substantial investment, addressing issues like leaks, bowing, cracking, and settling. After the repairs, waterproofing the basement is essential. Installing an exterior drainage system further adds to the overall expenses.

Crawl Space Foundation

Neglecting routine checks for flooding, pests, and damage in a crawl space may lead to a moderate investment in repairs. Alternatively, opting for crawl space encapsulation, costing between $1,500 and $30,000 (average: $15,750), can serve as a comprehensive method to address issues in the crawl space.

Average Cost of Foundation Repair

COST OF REPAIRING HOUSE FOUNDATION
Average Cost $5,400
Highest Cost $52,500
Lowest Cost $200

How Much Does it Cost to Repair a Foundation by Type of Issue?

Determining the nature of the problem affecting your foundation can give you a ballpark figure for potential repair costs. Here, we’ve outlined various types of foundational issues along with their respective costs to assist you in gauging your budget.

TYPE OF FOUNDATION ISSUE AVERAGE COST RANGE
Cracks in the foundation $35 – $1,000
Sinking foundation $5,300 – $17,000
Foundation leak $2,000 – $7,300
Bowing wall $4,300 – $13,000
  1. Cracks in the Foundation

    • Foundation crack repair cost: $35 to $1,000.
    • DIY for small cracks, lower end of the range.
    • Larger cracks may require professional assistance, reaching the upper end of the price range.
  2. Sinking Foundation

    • Repair cost: $5,300 to $17,000.
    • Settlement issues may indicate soil compromising foundation integrity.
    • Prior soil testing (average cost: $75) recommended before repairs.
  3. Foundation Leak

    • Repair cost: $2,000 to $7,300.
    • Fixing the leak and waterproofing included.
    • Small leaks around $2,000; drainage system installation can push costs to $7,300.
  4. Bowing Wall

    • Repair cost: $4,300 to $13,000.
    • Requires reinforcement strips (carbon fiber or steel).
    • Steel strips cost more, may be necessary for extensive reinforcement.

How Much Does it Cost to Repair a Foundation by Type of Repair?

Understanding the nature of the issue is only one part of the equation; the other half involves knowing the method for repairing your foundation. Here’s a breakdown of costs based on the type of foundation repair you might need.

  1. Concrete Slab Leak Repair:
    • Repair cost: $1,200 to $3,500 (average: $3,100).
    • Simple leaks with minor repairs cost less.
    • Excavation for larger repairs can exceed $4,000.
    • Water damage from slab leaks may increase overall costs.
  2. Mud Jacking:
    • Cost: $3 to $20 per square foot.
    • Average for a 2,400 sq. ft. home: $7,100 to $48,000.
    • A cost-effective alternative to full foundation replacement.
    • Can save around 50% compared to installing a new concrete slab.
  3. Basement Underpinning or Piering:
    • Cost: $12,000 to $52,500.
    • Two to three times more expensive than slab repair.
    • Cost varies based on the number of needed piers ($1,400 to $3,200 each).
    • Typically, a home requires eight to 12 piers for underpinning.
  4. Reinforced Concrete Jacketing:
    • Cost: $4,300 to $13,000.
    • Necessary for homes with bowed walls.
    • Options include carbon fiber or steel reinforcements.
    • Cost savings possible by choosing carbon fiber over steel.
  5. Total Foundation Replacement:
    • Cost: $20,000 to $100,000.
    • Necessary when slab jacking is insufficient.
    • Process involves jacking up, demolishing, replacing, lowering the home, and reconstructing surrounding soil.

Breakdown of Foundation Repair Cost

To dissect the expenses of your foundation repair project, you can analyze the costs associated with labor and materials. Let’s delve into how these prices may fluctuate based on your specific circumstances.

Labor

Hiring a contractor for foundation repair can entail costs ranging from $45 to $200 per hour. The final price is influenced by factors such as the local cost of living and the complexity of the repair. In areas with a lower cost of living, simple crack repairs may be around $45 per hour, while more intricate repairs requiring heavy-duty tools may approach the $200 per hour mark.

Materials

Estimating the cost based solely on materials is challenging due to the diverse range of materials involved in house foundation repair. For instance, the purchase of epoxy and a wall repair kit, suitable for DIY foundation repair, can cost between $35 and $575. However, professional repairs may necessitate materials like new piping, concrete, sealants, and more, with costs surpassing $1,000 and potentially reaching $10,000 or more.

Additional Considerations for Foundation Repair Cost

Consider the below mentioned points for accurate cost of foundation repair estimates.

Level of Severity

Consider the severity of your foundation’s condition before finalizing your cost estimate. A small leak, if addressed promptly, may incur minimal expenses. However, neglecting a leak until it becomes a major issue could lead to water damage reparation costs ranging from $1,300 to $5,600.

New vs. Existing Foundation

Installation of a new foundation carries an average cost of $10,000, with prices varying between $5,000 and $40,000 based on your home’s size. Opting to repair your existing foundation is a more economical choice, often requiring only around half the cost of a new installation or even less.

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helical piers

Foundation Inspection

Factor in the cost of a foundation inspection, which ranges from $300 to $3,000, with the average inspection costing around $600. The size of the foundation directly influences the inspection cost, with larger foundations incurring higher fees.

How to Know If Your Home’s Foundation Requires Repairing

An unattended foundation can swiftly turn into a nightmare for your home and your finances. It’s crucial to take prompt action upon observing any of the following signs indicating foundation problems:

  1. Zigzags or significant cracks in your walls
  2. Walls that are sagging, crumbling, or bowing
  3. Doors that refuse to shut properly
  4. Pools of water surrounding your home’s foundation
  5. Gaps and cracks in your exterior siding
  6. Standing water in your basement
  7. Detecting the smell of mold or mildew in your basement area
  8. Floors exhibiting a bouncy or squeaky texture

How to Save Money on Foundation Repairs

Foundation repairs often come with a hefty price tag and complexity. While substantial savings may be challenging, here are five potential ways to cut costs on foundation repairs:

  1. DIY Small Repairs

    • Tackle manageable repairs like hairline cracks or basement sealing on your own to save on labor costs.
  2. Early Detection

    • Keep a vigilant eye for foundation problems, addressing issues promptly to prevent long-term damage and more extensive repairs.
  3. Compare Estimates

    • Obtain estimates from a minimum of three foundation repair companies to ensure you secure the most competitive prices for the required work.
  4. Selective Repairs

    • Only fix what needs repairing. If possible, avoid replacing the entire foundation, focusing on the specific areas that require attention.
  5. Cost-Friendly Materials

    • When reinforcing your home’s walls, choose carbon fiber over steel for a more budget-friendly option.

DIY VS. Hiring a Professional

Taking on major foundation repairs is beyond the scope of even the most enthusiastic DIYers. The structural integrity of your entire home is on the line. Unless you’re dealing with extremely minor hairline or surface cracks—those less than a quarter of an inch wide—it’s essential to collaborate with a professional foundation repair expert to ensure the job is safely and effectively completed.

The cost of repairing a minor crack in your foundation on your own falls within the range of $35 to $575, with an average of $200. If you already possess the necessary tools and only need to purchase epoxy, your expenses will likely be on the lower end of this range. On the other hand, opting for a DIY foundation crack repair kit will typically cost around $200. Homes with multiple cracks may require additional supplies, pushing the expenses toward the higher end of the price range.

Even when undertaking manageable DIY repairs, it’s advisable to have a local professional contractor inspect your foundation. This precaution ensures there’s no underlying larger issue, particularly if you’re addressing multiple cracks.

Here’s a comparison in table format:

Aspect DIY Repair Cost Range Average Cost
Minor Crack Repair (DIY) $35 – $575 $200
DIY Repair Kit Approximately $200
Professional Inspection Recommended

Note: Costs may vary based on factors such as the number of cracks and the need for additional supplies.