How Much Does Foundation Repair Cost?

Foundation Repair Costs: Setting Expectations

Foundation repair cost can vary significantly, but it’s a critical investment in your home’s stability and safety. Since the foundation supports every other system, even minor issues should be addressed promptly to prevent bigger problems. In this guide, we’ll break down common foundation issues, repair methods, and cost factors — so you can better understand estimates and make informed decisions about necessary repairs.

How Much Does Foundation Repair Cost in 2025?

In 2025, the average cost of foundation repair ranges between $2,500 and $10,000 nationwide. Minor repairs, such as hairline cracks or small water intrusions, may cost as little as $1,500, while extensive structural repairs involving piers, stabilization, or major water damage can exceed $15,000.

More expensive repairs typically involve:

• Major structural damage (e.g., bowing walls, severe settling)
• Reinforcement using steel piers or helical anchors
• High labor costs in urban or high-cost-of-living areas
• Crawl space or basement access issues

Less expensive repairs may involve:

• Small surface-level cracks
• Spot waterproofing
• Limited area concrete leveling (slabjacking)

Find Local Pros

Foundation Repair Cost by State

The average cost of foundation repair varies significantly by state due to regional labor rates, soil conditions, and accessibility. See the table below for average low- and high-end costs in each state.

Foundation Repair Cost by Type

The type of foundation your home has is a core factor in determining the overall repair cost. Different foundation styles require different materials, tools, and labor — some are easier and cheaper to access and stabilize, while others require more invasive structural work. Below, we break down the average repair costs and common issues for five of the most common foundation types.

Basement Foundation

Homes with full or partial basements tend to have some of the highest foundation repair costs, typically ranging from $5,000 to $15,000. These repairs can include wall stabilization, reinforcement, water mitigation systems, and structural crack repairs.

Basement foundations are prone to moisture-related issues like leaking walls or floors, bowing walls from lateral soil pressure, or damage from freeze-thaw cycles in colder climates. If excavation, waterproofing, or sump pump installation is needed, it can significantly increase the overall cost.

Concrete Slab Foundation

Concrete slab foundations are common in warmer climates where freezing is less of a concern. Repairing a slab foundation usually costs between $3,000 and $7,500, depending on the severity of damage.

Slabs are vulnerable to cracking, heaving, and settling — especially in areas with expansive clay soils. Slab repairs might include epoxy injections for small cracks or more involved solutions like mudjacking or polyurethane foam injection to level uneven areas. Severe settling may require piers to lift and support the slab.

Cinder Block and Brick Foundation

Homes with block or brick foundations typically fall in the $3,500 to $10,000 range for foundation repairs. These materials are durable but porous, which means they can degrade more quickly when exposed to constant moisture or poor drainage.

Common issues include mortar deterioration, bowing or bulging walls, and water seepage through joints. Repairs may involve repointing the mortar, sealing the walls, adding waterproof membranes, or installing wall anchors to prevent further movement.

Pier and Beam Foundation

Pier and beam (or post and beam) foundations are typically found in older homes or areas with shifting soils and high water tables. These systems raise the home above ground, offering access to plumbing and electrical beneath the structure. Repairing pier and beam foundations generally costs between $2,500 and $8,000, with prices increasing if many piers need to be replaced or if rot has affected the wooden beams or joists. Repairs often involve reinforcing or resetting piers, shimming beams, and improving crawl space drainage or ventilation.

Stem Wall Foundation

Stem wall foundations are a hybrid between slab and raised foundations and are especially common in the southwestern U.S. Repairs to stem walls usually cost between $4,000 and $12,000.

Cracking at the base or corners of the stem wall is a common issue, often due to corrosion of the rebar inside the concrete or soil movement beneath the slab. Stem wall repair may involve epoxy injections, replacing sections of concrete, reinforcing with steel or carbon fiber, and addressing underlying drainage or soil stability issues.

Find Local Pros

Foundation Repair Cost by Issue

Foundation issues vary in type and severity, and the nature of the problem will influence the repair method and final cost. While surface cracks may require only cosmetic patching, deeper issues like soil instability or structural shifting can demand full excavation or pier installation. Here’s a breakdown of the most common types of foundation issues and their typical cost ranges:

Cracking

Minor surface cracks due to natural settling or concrete shrinkage are among the least expensive to fix, typically ranging from $250 to $800. These are often repaired with epoxy or polyurethane crack injections, which seal the gap and prevent moisture intrusion. For larger or deeper structural cracks, reinforcement may be needed — such as carbon fiber strips or steel braces — especially if the crack is symptomatic of foundation movement.

Leaking or Moisture Intrusion

Water intrusion through foundation walls or floors is commonly caused by hydrostatic pressure or poor drainage. Repairing leaks usually costs $2,000 to $6,000, depending on the scope. Effective solutions include interior or exterior waterproofing, drain tile systems, sump pump installation, or applying waterproof membranes to exterior walls. If wall cracks are contributing to the leak, injections may also be used in tandem.

Settling or Sinking

If part of your foundation is sinking, it typically indicates unstable or eroded soil beneath the home. The most reliable solution is foundation underpinning, often done using push piers or helical piers driven into stable soil or bedrock. These repairs can cost $3,000 to $10,000 or more, depending on how many piers are needed and how deep they must be placed.

Bowing or Bulging Walls

When expansive soil pushes inward on basement walls, it can cause them to bow or bulge over time. The most common solution is wall anchoring, where anchors are installed in stable soil and attached to the interior walls with steel plates or rods. Alternative methods include carbon fiber reinforcement or steel I-beam braces. These repairs usually cost between $4,000 and $12,000, depending on how much of the wall is affected and which solution is chosen.

Poor Drainage or Soil Conditions

Inadequate drainage around your foundation can lead to erosion, hydrostatic pressure, and eventually structural damage. Fixing this typically involves regrading the yard, installing French drains, or extending downspouts away from the foundation. Repairs can range from $1,500 to $4,000, but correcting drainage early can prevent far more costly structural repairs in the future.

Soil Stabilization

When loose or expansive soil is contributing to foundation movement, stabilization can prevent further shifting. This is often done using chemical grout injection or lime soil stabilization, which solidifies the soil beneath or around the foundation. This method usually costs $1,000 to $5,000 and may be used in conjunction with piering or slabjacking for best results.

Root Intrusion

Tree roots can penetrate or displace foundation components, especially in homes with shallow or older foundations. The solution depends on the extent of the damage but typically includes cutting and removing invasive roots, repairing cracks with epoxy, and installing root barriers to prevent future problems. This type of repair usually falls in the $500 to $2,000 range, but serious cases may involve structural correction as well.

Foundation Repair Cost by Square Feet

The size of your home’s foundation directly affects the total cost of repairs. Larger foundations typically require more materials and labor, but the cost per square foot often decreases slightly due to economies of scale. Smaller homes may see higher per-foot pricing for minor repairs, while larger homes benefit from spreading fixed costs over more area.

Below is a breakdown of estimated foundation repair costs by square footage to help you understand what to expect based on the size of your home.

Foundation Labor Costs

Labor is a significant portion of most foundation repair costs. On average, foundation repair professionals charge $50 to $150 per hour, depending on the region, complexity of the job, and the contractor’s expertise. If a structural engineer is required to assess damage or oversee repairs, expect to pay an additional $100 to $300 per hour, or a flat rate of $300 to $800 for a foundation inspection report.

Labor costs may rise if:

• Access to the foundation is limited
• Excavation is needed
• Heavy machinery or specialized tools are required
• Permits or inspections are involved

The more labor-intensive the job, the more likely it is that labor will represent 50% or more of the total project cost.

Foundation Material Costs

The materials used for a foundation repair vary based on the issue and method selected. In many cases, materials are bundled into the project estimate, but some contractors may break them out separately.

Common foundation repair materials include:

• Concrete – Used for patching, piers, and stem wall reinforcement; costs $125 to $250 per cubic yard.
• Steel or Helical Piers – Used for lifting and stabilizing foundations; each pier costs $300 to $1,200, not including installation labor.
• Epoxy or Polyurethane Foam – Used for crack injection and slab leveling; ranges from $10 to $100 per linear foot.
• Waterproof Membranes & Vapor Barriers – Applied to basement walls or crawl spaces; generally $1 to $5 per square foot.
• Drainage Systems – French drains, sump pumps, or gutter extensions may cost $500 to $3,000 depending on scope.

Homeowners should ask for a breakdown of material costs in their quote, especially if the repair involves structural elements or significant waterproofing work.

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: 

Foundation Type

As noted earlier, some foundation types (like basements or stem walls) are more labor-intensive to access and repair, making them more expensive than simpler systems like pier-and-beam or slabs.

Damage Severity

The more advanced the damage, the more extensive the fix — and the higher the cost. A few hairline cracks might be cheap to fill, but significant structural shifts require excavation, bracing, or even complete sections of rebuild.

Soil Conditions

Expansive or poorly compacted soils can make a foundation unstable and drive up repair needs. Clay-heavy or sandy soils, in particular, are prone to shifting.

Moisture Levels and Drainage

Homes with poor drainage or high water tables often require added waterproofing or moisture mitigation, increasing both material and labor expenses.

Accessibility

Foundations with limited exterior access, those located on steep grades, or homes with finished basements may need demolition and reconstruction to access problem areas.

Age of Home

Older homes may not meet current code requirements, which can add complexity. Legacy materials like unreinforced masonry or outdated framing can also complicate repairs.

Geographic Location

Labor and material costs vary by region. Urban areas or high-cost-of-living states tend to see higher prices due to local wage and supply differences.

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. 

Landscaping or Hardscape Repair

If excavation is needed, you may need to replace sod, patios, or sidewalks, which could cost $500 to $5,000.

Interior Repairs

Foundation movement can crack drywall, distort flooring, or misalign doors and windows. These cosmetic repairs may cost $1,000 to $3,000.

Mold Remediation

Moisture intrusion can lead to mold growth, especially in basements and crawl spaces. Mold remediation may cost $1,000 to $6,000.

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 on Foundation Repair

While foundation repairs are rarely cheap, you can take several steps to reduce your overall costs and avoid unexpected issues:

• Address issues early – Delaying repairs can lead to worse damage and higher expenses.
• Get multiple quotes – Pricing varies widely by contractor; comparing estimates can save thousands.
• Work with licensed, insured pros – While DIY may seem cheaper, incorrect repairs can lead to larger structural issues.
• 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.
• 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.
• Invest in preventive maintenance – Keeping gutters clean, installing proper drainage, and sealing cracks can reduce the risk of future foundation damage.

Find Local Pros