Your home’s foundation is the most important structural feature, responsible for keeping every other system in place and working properly. Without a solid foundation, your home is unsound at best and unsafe at worst. That means fixing even minor problems with your foundation is paramount for a comfortable living space.
Of course, as with all repairs, foundation work will range in cost depending on the severity of the problem, the methods used and the particulars of your home. In this article, we’ll take a look at the types of repairs your foundation might require, the kind of work involved and the overall cost estimates based on those factors.
Understanding how these factors come into play will help you to evaluate estimates you receive for repair work from professionals before going ahead with the work.
What Is Foundation Repair?
Foundation repair refers to all work dealing with the load-bearing structure of your home. Foundations usually come in three types: basements, crawl spaces and slabs. The type of foundation your home rests on will dictate the type of repairs you’re likely facing and therefore the cost of any repairs.
In general, foundation repair typically involves fixing cracks in the concrete or masonry and stabilizing foundations to provide continued support. These problems can be the result of standard wear and tear, the shifting of the earth around your home over time, or a singular event such as a natural disaster, which caused damage.
Common Causes of Foundation Problems
Foundation problems are often the result of natural forces. As mentioned, that could include a singular event such as an earthquake or flood, which damaged your home’s slab or basement walls, for example.
In general, the natural forces that work against our home’s foundations involve water. Excessive moisture around your home can lead to leaks in the foundation. Water can also cause the soil around your home to expand, while a lack of water will cause the soil to dry and contract, leading to problems with the way the foundation interacts with the earth around the structure.
If you have trees growing near your home, their roots can work their way towards the foundation overtime, causing cracks that lead to major problems if left untreated. Finally, other types of water intrusion throughout the home, such as a plumbing leak, can lead to problems with your home’s foundation.
Of course, if your foundation was not properly built in the first place, or had a subpar repair done, these same problems can arise as a result of poor workmanship.
Signs You Need Foundation Repair
It’s important to address problems with your foundation early on to avoid much more serious and costly repairs down the line.
The earliest signs of a problem with your foundation will include signs of moisture within your basement or crawl space. Water intrusion is often a sign of problems with the soil around the home or it can signal the presence of cracks and fissures in your masonry or concrete where water is seeping in.
Even without moisture, you might notice cracks in your basement walls. Vertical cracks are often a sign of natural settling over time that should be addressed but aren’t always serious. However horizontal cracks in your walls can be a sign of a major problem.
Throughout the rest of your home, you might notice that certain doors and windows are difficult to open or close and commonly stick in their frames. This can also indicate settling over time that could be related to problems with the foundation. In the most serious of cases, you might notice uneven floors or gaps in the ceiling and walls.
Average Costs of Different Foundation Repair Methods
Foundation repairs range in cost based on the severity and the amount of work required to fix them. In general, the average homeowner who seeks out foundation repairs of any type will spend about $5,000 to address the problem. Of course that average falls on a scale including minor cracks on the one end, beginning at a few hundred dollars, all the way up to foundation replacement on the other end of the scale, which can cost tens of thousands of dollars.
Here’s a more detailed look at the type of repairs you might be facing and what to expect financially.
- Minor Crack Repairs: Minor cracks in your home’s foundation affecting the structural integrity can typically be fixed starting at about $300 per crack. Depending on the size and severity of the crack, as well as its location, you might pay upwards of $1,000 for these kinds of fixes. Of course, major cracks will cost more to fix, up to about $4,000 or so before the crack is considered to be a different type of problem requiring one of the other solutions below. In general, homeowners spend an average of about $2,000 when fixing cracks.
- Piering and Underpinning: If your foundation requires stabilization, you’ll likely have to pay for a service such as piering or underpinning. This is a method of adding supports to your existing foundation by driving steel piers or concrete pilings into the ground that solidify the foundation. Each individual pier or piling will cost between $1,000 and $3,000 to install. Most homes require several piers or pilings, meaning that the average homeowner will spend between $10,000 and $15,000 for this repair throughout their foundation.
- Slabjacking: Also known as mudjacking, slabjacking is a way of lifting your current slab foundation to add stability by leveling it. The bulk of the cost for this method will come down to the labor and tools required to accomplish it. A crew will level and lift your home’s foundation by reinforcing it with materials such as sand and cement. The size of your home and the amount of foundation affected will greatly impact the price of this repair method for a range of $1,000 to $25,000. On average, homeowners will pay about $12,000 when opting for this method.
- Sealing: If your home has notable water intrusion, you might need to seal the cracks in your basement to prevent future occurrences. Sealing cracks costs between $1,000 and $10,000 depending on severity. The average homeowner will pay about $5,000 for these fixes. Sealing cracks is different than repairing cracks. Repairing a crack will improve the wall’s structural integrity while sealing it will only address the possibility of water intrusion.
- Basement Waterproofing: If you’ve experienced water intrusion or damage you might look into waterproofing your basement to prevent recurrences down the road. In general, waterproofing is a good preventative measure to have in place regardless of whether your home has had water problems. This kind of work is priced depending on the size of your basement but generally falls between $2,000 and $10,000 for the average home.
Factors Affecting the Cost of Foundation Repair
What you can expect to pay on repairs to your home will vary based on a few key factors. We’ll go into these factors in detail below:
- Type of Foundation: Your home’s foundation type likely falls into one of three categories: basement, slab or crawl space. The type of foundation will dictate the repair methods and is one of the largest driving factors in the cost of your repairs. In general, crawl space repairs are less expensive than full basements. Concrete slabs will often require more extensive work and therefore cost more than basements.
- Severity of Damage: This likely goes without saying, but the more extreme the damage is to your foundation, the more costly the repairs will typically be.
- Methods of Repair: Different repair methods require different tools and labor to complete, impacting the overall price of a fix. The more involved or specialized the method, the more expensive the fix.
- Where You Live: Where you live will not only dictate the going rate for labor and materials in your area, it will also have a specific impact on the type of work required to repair your foundation. That’s because your local climate and soil type is often directly related to your foundation problems. And in areas where inclement weather is common, repair timelines will also be dictated by the climate.
Additional Costs to Consider
Beyond the basic repair costs, homeowners should budget for additional expenses such as:
- Permit Costs: Because foundation work is so involved, permits are often required through your local government to get the job done. Permit fees vary based on your location, but most are under $500.
- Inspection Fees: In addition to permit fees, your job might also require an inspection by the local government or building authority as part of the deal. In some cases, these inspections cost a few hundred dollars and are required at various stages in the work before the job can be completed.
- Additional Damages: Depending on the type of repair that’s being done to your foundation, you might have to do a bit of cleanup to your home’s landscaping or features such as siding, paint or windows, to get everything back in order. Many companies will include in their contracts some kind of language outlining their responsibility to fix any damage they cause during a job, but be sure to check.
Cost Comparison of DIY vs. Professional Repair
In some cases, minor cracks or preventative waterproofing is a job you can do yourself. In the short term, this can be an affordable alternative to hiring a professional, but keep in mind that the long-term costs could add up if you later learn your work was sub par. This can cause safety concerns down the road and could impact your 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.
Tips for Saving Money on Foundation Repair
Rather than do foundation repairs yourself, there are other ways you can mitigate the cost of these projects through preventative measures.
Regular maintenance of your home is crucial to preventing water damage to your foundation. You can prevent water from entering your home by ensuring proper drainage around your property from the gutters to the downspouts. It also helps to keep the landscaping around your home’s perimeter tidy to avoid allowing roots to infiltrate your foundation.
If you notice problems, you should take action quickly. Addressing minor issues promptly can prevent larger problems from developing down the road, saving you money.
If you find yourself in need of professional help, be sure to shop around for the best quote. It’s recommended you compare quotes from a handful of contractors before committing to a price. You can search for a qualified professional in our contractor database.
Once you’ve decided on a professional to hire, be sure to look into financing options they offer that can help you mitigate the upfront costs of the project by opting for payment plans.
The more you understand about the factors impacting your foundation problems and the necessary solutions, the better prepared you’ll be to evaluate the cost of these fixes and get the best price.
