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How Much Does It Cost to Repair a Foundation?

Low
$1,000
Average Cost
$8,000
High
$25,000
(mudjacking to help level the foundation and fix settling and cracking)

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How Much Does It Cost to Repair a Foundation?

Low
$1,000
Average Cost
$8,000
High
$25,000
(mudjacking to help level the foundation and fix settling and cracking)

Get free estimates from foundation repair contractors near you
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The foundation of your home is arguably the most important part, supporting everything above it and keeping it stable. But foundations shift and degrade over time, causing issues like sticking doors and cracking walls as well as settling and moisture problems. If foundation issues go on long enough, they lead to the need for a new foundation. That is why it is important and the most cost-effective option to repair your foundation as soon as you know there is a problem.

Foundation problems come in many forms, and foundation types vary as well. For this reason, there is a very wide range of costs for foundation repair, with a national average of $5,000 to $10,000. Most people pay around $8,000 for mudjacking to help lift and reinforce a settling and cracking foundation.

Cost to Repair a Foundation

Foundation Repair Costs
National average cost$8,000
Average range$5,000-$10,000
Minimum cost$1,000
Maximum cost​$25,000


Updated: What's new?

Repair Foundation Cost by Project Range

Low
$1,000
Fixing several minor vertical cracks in a concrete foundation
Average Cost
$8,000
Mudjacking to help level the foundation and fix settling and cracking
High
$25,000
Installing up to 12 piers, repairing cracks, and adding a drain

Cost to Fix a Foundation by Problem

Foundations may have several issues, and the repair method varies for the same problem from foundation to foundation, depending on the cause and foundation you have. For this reason, each problem may have a range of costs associated with fixing it:


Repair Foundation Cost

Repair Foundation Cost


Foundation ProblemPotential SolutionAverage Repair Costs
Cracks

Fill cracks

Seal foundation

Reinforce walls

$500 - $4,000
Erosion

Reinforce walls

Install new gutters

Install French drain

$1,000 - $10,000
Leaks

Fill cracks

Seal foundation

$2,000 - $10,000
Sinking

Mudjacking

Piers

$1,000 - $15,000
Shifting

Mudjacking

Piers

Reinforce walls

$1,000 - $15,000
Bowing

Reinforce walls

Piers

$1,000 - $15,000
Crumbling

Seal foundation

Install gutters

Fill cracks

Reinforce walls

Install piers

$2,000 - $15,000


Foundation Crack Repair Cost

Some foundation cracks are minor and fairly simple to fix, while others are a sign of a bigger problem. What you do to fix the problem and how much it costs largely comes down to what direction the cracks are running.

Vertical Foundation Crack Repair Cost

Vertical cracks are mostly harmless, but you do not want to leave them alone because they may spread and cause more problems. However, they cost the least to fix. Vertical cracks are filled with a polyurethane-based or epoxy-based filler, then sealed if necessary. The starting costs are $500, but if you have a lot of cracks, expect prices to go as high as $2,000.

Horizontal Foundation Crack Repair Cost

Horizontal cracks are usually the sign of a bigger problem. They may require you to reinforce the walls, which has costs of up to $4,000, depending on how many walls are impacted and the extent of the issues.

Foundation Erosion Repair Cost

If your foundation has issues because the soil around it is eroding or part of your foundation has compacted earth, address the problem’s cause first. In most cases, this means installing gutters and new downspouts to direct the water away from your home. If the problem is very bad, a French drain may also be required. If you have earth walls, you may need to reinforce them after you take care of the drainage issue. This has a cost of $1,000 to $10,000, depending on what you need done.

Foundation Leak Repair Cost

If your foundation is leaking, it is usually best to find the source of the problem and address it if possible. In most instances, you need to seal your foundation, which costs $2,000 to $10,000.

Sinking Foundation Repair Cost

If your foundation is sinking, it is repaired in one of two ways, depending on your soil and foundation type. It may be mudjacked, where concrete is poured beneath your foundation to push it back up or have piers installed to support it, sinking into the soil below. The exact method is determined by how badly your home is sinking and what is causing it. The cost ranges from $1,000 for a small section of mudjacking to $15,000 for multiple piers.

Foundation Shifting Repair Cost

Most foundations shift at least a little, and it is not usually a problem. If it begins to shift a lot, this may be a warning sign that bigger issues are coming, such as sinking. A shifting foundation may need to be mudjacked, have its walls reinforced, or have piers installed. This leads to a cost range of $1,000 to $15,000, depending on the issue.

Bowing Foundation Wall Repair Cost

Bowing walls are caused by shifting soil, sinking, or water damage. The most common solution is to reinforce them, but you may need to have piers installed to support them as well, depending on how badly they have bowed. Expect costs between $1,000 and $15,000, depending on how many walls are affected and how badly.

Crumbling Foundation Repair Costs

Lots of things cause a foundation to crumble, from water damage to significant sinking or settling. Some crumbling is fixed with epoxy and polyurethane fillers, but in most cases, the walls need to be reinforced, and you may need to address the cause, which requires new gutters or pier installation. Expect costs between $2,000 and $15,000 to fix the issues.


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Foundation Repair Costs by Method

Several methods may be used to repair your foundation. In most cases, several methods are needed. For example, you may need to have cracks filled, then a wall braced or a wall braced before mudjacking.


Foundation Repair Costs

Foundation Repair Costs


Repair MethodAverage Costs
Reinforcement$1,000 - $5,000
Waterproofing$5,000 - $10,000
Leveling 8$5,000 - $10,000
Underpinning$1,000 - $15,000
Stabilization$5,000 - $15,000


Cost to Reinforce a Foundation

If your foundation walls are bowing or your windows and doors are sticking but your foundation is not sinking, it may just need reinforcement. Reinforcement, window straightening, and wall repair are generally done at the same time and cost around $1,000 - $5,000 per section, depending on how badly they are bowing.

Foundation Sealing and Waterproofing Cost

Foundations and basements frequently need to be waterproofed to prevent moisture from seeping in and causing damage. This has a range of costs, usually from $5,000 to $10,000 for a full system, but they can be as low as $2,000 to $3,000 just for sealing.

House Leveling Cost

If your foundation is sinking moderately, it may be able to be mudjacked. This is the process where concrete is pumped 6 beneath your foundation to lift it up. Not every situation calls for mudjacking. This is priced at $5 - $8 a sq.ft., so if you have only a small area, it is inexpensive. But to mudjack most foundations, expect to pay $5,000 to $10,000.

Foundation Underpinning Cost

One way to help a foundation that is settling, sinking, or having structural problems is underpinning. This is usually done with piers, which are sunk below the foundation to hold it up. There are many pier types, and your home may need one or 12, which influences costs. The cost to underpin is usually $1,000 to $15,000, depending on the type of pier and how many.

Foundation Repair Costs per Pier

If you need underpinning, your costs depend on the pier type, and each has its own price.


Foundation Pier Cost Chart

Foundation Pier Cost Chart


Pier TypeCost per Pier
Drilled$700 - $950
Press$800 - $1,350
Steel$950 - $1,600
Cable Lock ST+$1,100 - $1,250
Helical$1,400 - $2,100



Foundation Stabilization Cost

Foundation stabilization is anything from reinforcing the walls to underpinning to mudjacking. It depends on what causes the issue. Therefore, expect costs between $5,000 and $10,000 on average.


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Foundation Repair Costs by Type

There are several foundation types, and many of them have similar issues or problems. They are also often repaired by the same methods, regardless of the foundation type. Your repair costs are driven by the issue and method used to solve it, not by the foundation type you have.

The most common types of foundations include:

  • Pier and beam: This is used to create a crawl space foundation where beams are drilled into the ground below.
  • Stem wall: This is the most common house foundation and forms a basement. It is poured in three steps.
  • Block, brick, and stone: These are older styles of foundations not often built today. They are made of cinder block, stone, or brick for the walls and usually have a concrete floor.
  • Slab on grade: If your foundation does not have walls, you probably have a slab on grade, which is a single slab of concrete on a graded surface.
  • Frost protected: This is a slab foundation that has a layer of insulation below the concrete.


Contractor plastering and repairing stucco house foundation


Signs of Foundation Problems

Foundation problems come in many forms, so the signs that you are having an issue may be very subtle and easy to miss or very dramatic. Subtle signs include windows and doors that are hard to open, walls that are not level, floors that slope, or cracks in your drywall.

Outside your home, you may also see cracks in the foundation walls. Inside the basement or crawl space, you may notice water or moisture, additional cracking, sloping, or bowing of walls.

If the foundation is sinking dramatically, things are very off-level inside to the point where your baseboards may actually come loose from the walls.

Garage Foundation Repair Costs

Garage foundations are simple slabs, but they still settle, crack, shift, or need reinforcement. They have the same basic range of costs, depending on the issue and what is done to fix it. Expect costs anywhere from $1,000 - $10,000 in most cases.

Raised Foundation Repair Costs

Raised foundations are made of many things, from bricks and blocks to full concrete basements. Their repair costs vary tremendously, depending on what you need to repair and the method used. Expect $5,000 to $10,000 on average.

Foundation Inspection Costs

Some foundation issues are merely cosmetic, such as a corner pop or some vertical cracks. All foundations also settle or shift slightly without causing major issues. If you notice problems with your foundation and want to know whether they need to be fixed or not, as well as what the best method may be, it may be worth it to hire an inspector. These experts do not repair your foundation, so they have no vested interest in whether you have the repair done or not. Inspection costs range from $300 - $700 on average to determine the best course of action.


Waterproofing a house foundation


Foundation Replacement Cost

Replacing a foundation is a very expensive project, so keep your foundation in good repair whenever possible to avoid it. Replacement costs are $20,000 to $70,000, depending on how high your home must be raised, your soil type, and the size and type of foundation you are installing.

Is Foundation Repair Covered by Insurance?

Most insurance companies consider foundation repair to be part of the maintenance needed to keep your home in good repair. Therefore, most repairs are not covered by insurance.


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Enhancements and Improvement Costs

Foundation Drainage

If you have issues with erosion, cracking, or water damage, adding drainage helps prevent future problems. A French drain is installed inside or outside to facilitate drainage in or around your foundation. They cost around $5,000 to install.

Insulation

Insulating a foundation is only done in certain situations, using a very specific type of foam board insulation. If your foundation is eligible, expect costs starting at around $2,000.

Plantings and Landscaping

Sometimes you need to have landscaping done to reach the foundation. Other times, your landscaping may cause the problem, such as tree roots. Expect to pay around $150 an hour to have the area around your foundation cleared.

Additional Costs and Considerations

  • While you have to disclose any work you have done on the foundation at the time of resale, having your foundation reinforced or stabilized is considered an asset.
  • Make sure any water or sewer lines near your home are not leaking. This leads to erosion, which causes problems with the foundation, such as settling.
  • Concrete foundations need some moisture, so if your climate is dry, make sure to water your foundation when you water your lawn.
  • A faulty foundation leads to cracks both in the foundation and gaps around windows and doors. Repairing your foundation fixes these issues, making your home more energy-efficient.
  • Decks, attached garages, and other structures against your home make it more difficult to reach your foundation. For this reason, you may want to hire a contractor to assist if these get in the way during the inspection or pose a problem to repair.

FAQ

  • What are the signs of a bad foundation?

Bowing walls, sloping floors, significant horizontal cracks in the foundation, or serious settling of the house are signs of a bad foundation.

  • How much does it cost to repair the foundation?

The average cost range is between $5,000 and $10,000.

  • What happens if you do not fix foundation problems?

Eventually, you need to replace the foundation because it becomes unable to safely support your house.

  • Can a house collapse from foundation issues?

Yes, but the issues have to go unaddressed for a very long time and be very significant before that happens.

  • Is it normal for houses to have cracks?

Small vertical or diagonal cracks are common. So are cracks on the corners of a foundation. Large horizontal cracks are not common.

  • How long does foundation repair last?

This depends on the repair. Some repairs last as long as the foundation does, while others may need to be done again in a few years. It depends on what is causing the issue and whether it was addressed with the repair.

Cost to repair a foundation varies greatly by region (and even by zip code). To get free estimates from local contractors, please indicate yours.

Updated:
The information provided by our cost guides comes from a great variety of sources, including specialized publications and websites, cost studies, U.S. associations, reports from the U.S. government, contractors and subcontractors, material suppliers, material price services, and other vendor websites. For more information, read our Methodology and sources.
Worker repairing home concrete foundation
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Cost to repair a foundation varies greatly by region (and even by zip code). To get free estimates from local contractors, please indicate yours.

The information provided by our cost guides comes from a great variety of sources, including specialized publications and websites, cost studies, U.S. associations, reports from the U.S. government, contractors and subcontractors, material suppliers, material price services, and other vendor websites. For more information, read our Methodology and sources.