How Much Does Foundation Repair Cost? (2025 Guide)

What’s the Average Cost of Foundation Repair In 2025?

Foundation issues can be stressful, but knowing the average costs helps you plan confidently. In 2025, foundation repairs range from $2,100 to $8,400, with an average of $4,800 nationwide. Minor repairs like sealing small cracks may cost just a few hundred dollars, while major structural work, such as underpinning or foundation lifting, can run $20,000 or more.

Your final price depends on factors like your home’s size, soil conditions, and the severity of the problem. Acting early is the best way to keep costs manageable; delaying repairs often leads to more extensive (and expensive) damage.

*Cost ranges are based on 2025 national pricing data and aggregating hundreds of verified quotes from homeowners across the U.S.

Key Takeaways

• National average cost: $4,800
• Typical range: $2,100 to $8,400
• Cheapest fixes: crack sealing ($250 to $800)
• Most expensive repairs: full lifting/leveling ($20,000+)
• Main cost drivers: home size, soil stability, severity of damage

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How Much Does Foundation Repair Cost by Region In 2025?

Foundation repair costs vary widely across the U.S. due to soil conditions, local labor rates, and climate. On the low end, homeowners in Southern states may spend around $2,100 to $7,200, while those in high-cost areas like California, New York, or Massachusetts often pay $3,000 to $10,200 or more. Most states fall in the $2,500 to $8,500 range.

➤ Get a full state-by-state breakdown in our guide to foundation repair costs by state.

How Much Does It Cost to Repair Common Foundation Issues?

Foundation repair costs vary by the type of issue. Here’s a breakdown of the most common types of foundation issues and what homeowners typically pay to fix them:

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• Surface Cracks: $250 to $800 to seal with epoxy or polyurethane injections. Reinforcement may be needed if cracks indicate movement.
• Foundation Leaks: $2,000 to $6,000 for waterproofing, drain systems, or membranes to block water intrusion.
• Settling/Sinking: $3,000 to $10,000 for underpinning with piers (also called house leveling).
• Bowing Walls: $4,000 to $12,000 using anchors, carbon fiber strips, or I-beams.
• Drainage Issues: $1,500 to $4,000 for regrading or French drains to prevent water damage.
• Soil Stabilization: $1,000 to $5,000 using grout injection or lime treatment.
• Root Intrusion: $500 to $2,000 for root removal and barriers (more if structural damage occurs).
• Underpinning (Piers): $1,000 to $3,000 per pier for structural stabilization.

What Factors Affect Foundation Repair Costs?

Several factors influence the price of foundation repairs beyond the type of damage itself. Here are the biggest drivers:

• Foundation Type
  • Basement foundations: $5,000 to $15,000 (most expensive due to excavation and water risks).
  • Slab foundations: $3,000 to $7,500.
  • Cinder block/brick: $3,500 to $10,000.
  • Pier and beam: $2,500 to $8,000 (generally less costly).
  • Stem wall: $4,000 to $12,000.
• Labor Costs: Labor can make up 50% or more of the total. Contractors charge $50 to $150 per hour; structural engineers $300 to $800 for inspections. Costs increase with excavation, poor access, or specialized tools.
• Severity of Damage: Small cracks may only cost $250 to seal, but major settling, bowing walls, or structural shifts often exceed $10,000.
• Accessibility: Repairs under finished basements, steep slopes, or tight crawl spaces add labor and equipment costs.
• Home Age & Materials: Older homes may require special materials or code upgrades, increasing complexity.
• Geographic Location: High-cost states (CA, NY, MA) typically run thousands more than Southern or Midwest states due to labor and soil conditions.
• Soil & Drainage Conditions: Expansive clay, sandy, or poorly compacted soil often requires added stabilization. Poor drainage can lead to needing waterproofing add-ons.
• Home Size: Larger homes generally cost more, but repairs average $2 to $9 per square foot, depending on severity.

Is DIY Foundation Repair Cheaper Than Hiring a Pro?

DIY fixes may save money upfront, but professional repairs are usually safer and more reliable. Small crack sealing may be a DIY project, but structural work should almost always be handled by a pro to avoid costly mistakes.

Subpar DIY work can cause safety concerns down the road and could impact the resale value of your home or require additional and potentially costly rehab. In general, it’s recommended that you hire a professional to repair even minor damage to your foundation, as it is a key structural feature in your home.

How Can You Save Money on Foundation Repair?

You can save money on foundation repair by addressing issues early, comparing multiple quotes, bundling related services, and checking financing or insurance options. Preventative maintenance, like cleaning gutters and improving drainage, also reduces long-term costs.

1. Address issues early. Delaying repairs can lead to worse damage and higher expenses.
2. Get multiple quotes. Pricing varies widely by contractor; comparing estimates can save thousands.
3. Work with licensed, insured pros. While DIY may seem cheaper, incorrect repairs can lead to larger structural issues.
4. Bundle related services. If you’re planning to install a drainage system or landscape anyway, coordinating them with foundation repair may save money on labor and site access.
5. Check financing and insurance options. Some homeowners’ insurance policies may cover repairs related to sudden events (like a burst pipe causing soil erosion), and many contractors offer financing or payment plans.
6. Invest in preventative maintenance. Keeping gutters clean, installing proper drainage, and sealing cracks can reduce the risk of future foundation damage.

Is Foundation Repair Worth the Cost?

Yes, foundation repair is almost always worth the investment. Ignoring issues can lead to structural instability, higher repair bills, and even reduced home value. If you notice cracks, leaks, or settling, schedule an inspection as soon as possible. Getting multiple quotes helps you compare repair methods, warranties, and pricing so you can make an informed decision.

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Note: Our foundation repair cost estimates are based on 2025 national pricing data, industry cost databases, and aggregated quotes from across the U.S. All cost figures represent typical averages; your final price may vary depending on your location, home size, soil conditions, and the extent of structural damage. For the most accurate estimate, we recommend getting multiple quotes from licensed local contractors.