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.
Average Cost of Foundation Repair
|COST OF REPAIRING HOUSE FOUNDATION|
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|
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.
- Repair cost: $5,300 to $17,000.
- Settlement issues may indicate soil compromising foundation integrity.
- Prior soil testing (average cost: $75) recommended before repairs.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
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.
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.
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:
- Zigzags or significant cracks in your walls
- Walls that are sagging, crumbling, or bowing
- Doors that refuse to shut properly
- Pools of water surrounding your home’s foundation
- Gaps and cracks in your exterior siding
- Standing water in your basement
- Detecting the smell of mold or mildew in your basement area
- 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:
DIY Small Repairs
- Tackle manageable repairs like hairline cracks or basement sealing on your own to save on labor costs.
- Keep a vigilant eye for foundation problems, addressing issues promptly to prevent long-term damage and more extensive repairs.
- Obtain estimates from a minimum of three foundation repair companies to ensure you secure the most competitive prices for the required work.
- Only fix what needs repairing. If possible, avoid replacing the entire foundation, focusing on the specific areas that require attention.
- When reinforcing your home’s walls, choose carbon fiber over steel for a more budget-friendly option.