How Much Does Foundation Repair Cost?
Foundation repair costs typically range from $2,100 to $8,400, with most homeowners spending around $4,800 to fix structural or settling issues. Minor crack sealing may cost just a few hundred dollars, while major repairs, like foundation lifting or underpinning, can exceed $20,000.
Your exact price depends on your home’s foundation type, local soil conditions, and the extent of damage. Catching foundation issues early usually keeps costs lower, while waiting too long can lead to more extensive and expensive repairs.
*All pricing reflects 2025 national averages, verified contractor quotes, and aggregated homeowner data across the U.S.
Key Takeaways
- National average foundation repair cost: $4,800
- Typical range: $2,100 to $8,400
- Low-end fixes: sealing cracks ($250 to $800)
- High-end repairs: underpinning or full stabilization ($20,000+)
- Main cost factors: home size, soil stability, local labor, and severity of damage
Foundation Repair Costs by Region and State
Foundation repair prices vary widely across the U.S. due to soil composition, climate, and local labor costs. Homeowners in Southern states generally spend less, while those on the West Coast or in the Northeast often face higher bills due to stricter building codes and older housing stock.
On average:
- Southern states: $2,100 to $7,200
- Midwest and Plains: $2,500 to $8,500
- Northeast: $3,000 to $10,200
- West Coast: $3,000 to $10,200+
Before hiring a contractor, it helps to understand what homeowners typically pay in your state. Use the guide below to find foundation repair costs by state and compare how your region stacks up to the national average.
Regional Cost Summary
| Region | Typical Range | Primary Cost Drivers |
|---|---|---|
| South | $2,100 to $7,200 | Softer soils, affordable labor |
| Midwest | $2,500 to $8,500 | Freeze-thaw cycles, moderate labor |
| Northeast | $3,000 to $10,200 | Older homes, higher labor costs |
| West Coast | $3,000 to $10,200+ | Seismic codes, high labor rates |
Foundation Repair Cost by State (2025 Data)
Search or scroll below for low and high cost ranges for every U.S. state.
| State | Low End | High End |
|---|---|---|
| Alabama | $2,125 | $7,225 |
| Alaska | $2,500 | $8,500 |
| Arizona | $2,500 | $8,500 |
| Arkansas | $2,125 | $7,225 |
| California | $3,000 | $10,200 |
| Colorado | $2,500 | $8,500 |
| Connecticut | $3,000 | $10,200 |
| Delaware | $2,500 | $8,500 |
| Florida | $2,500 | $8,500 |
| Georgia | $2,500 | $8,500 |
| Hawaii | $3,000 | $10,200 |
| Idaho | $2,500 | $8,500 |
| Illinois | $2,500 | $8,500 |
| Indiana | $2,500 | $8,500 |
| Iowa | $2,500 | $8,500 |
| Kansas | $2,500 | $8,500 |
| Kentucky | $2,125 | $7,225 |
| Louisiana | $2,500 | $8,500 |
| Maine | $2,500 | $8,500 |
| Maryland | $2,500 | $8,500 |
| Massachusetts | $3,000 | $10,200 |
| Michigan | $2,500 | $8,500 |
| Minnesota | $2,500 | $8,500 |
| Mississippi | $2,125 | $7,225 |
| Missouri | $2,500 | $8,500 |
| Montana | $2,500 | $8,500 |
| Nebraska | $2,500 | $8,500 |
| Nevada | $2,500 | $8,500 |
| New Hampshire | $2,500 | $8,500 |
| New Jersey | $2,500 | $8,500 |
| New Mexico | $2,500 | $8,500 |
| New York | $3,000 | $10,200 |
| North Carolina | $2,500 | $8,500 |
| North Dakota | $2,500 | $8,500 |
| Ohio | $2,500 | $8,500 |
| Oklahoma | $2,125 | $7,225 |
| Oregon | $2,500 | $8,500 |
| Pennsylvania | $2,500 | $8,500 |
| Rhode Island | $2,500 | $8,500 |
| South Carolina | $2,500 | $8,500 |
| South Dakota | $2,500 | $8,500 |
| Tennessee | $2,500 | $8,500 |
| Texas | $2,500 | $8,500 |
| Utah | $2,500 | $8,500 |
| Vermont | $2,500 | $8,500 |
| Virginia | $2,500 | $8,500 |
| Washington | $3,000 | $10,200 |
| West Virginia | $2,125 | $7,225 |
| Wisconsin | $2,500 | $8,500 |
| Wyoming | $2,500 | $8,500 |
Foundation Repair Costs by Problem Type
Foundation repair pricing depends heavily on the specific issue. Some problems — like minor cracks or water leaks — can be fixed for a few hundred dollars, while structural issues may cost thousands. Below you’ll find typical low- and high-end costs for the most common foundation problems homeowners face.
| Foundation Problem | Typical Cost Range | Repair Methods | When to Call a Pro |
|---|---|---|---|
| Surface Cracks | $250 to $800 | Epoxy or polyurethane injections | If cracks widen or reappear |
| Foundation Leaks / Moisture | $2,000 to $6,000 | Waterproofing membranes, French drains | If walls feel damp or musty |
| Settling / Sinking | $3,000 to $10,000 | Steel piers, helical piers, slab jacking | If doors stick or floors slope |
| Bowing or Bulging Walls | $4,000 to $12,000 | Wall anchors, carbon fiber straps, I-beams | If walls lean more than 2 inches |
| Drainage or Grading Issues | $1,500 to $4,000 | Regrading soil, installing drains | If puddles form near your home |
| Soil Stabilization | $1,000 to $5,000 | Grout or polymer injection, lime treatment | In expansive clay or shifting soils |
| Tree-Root Intrusion | $500 to $2,000 | Root removal, barriers, foundation patching | If cracks align with large roots |
| Underpinning / Pier Installation | $1,000 to $3,000 per pier | Push piers or helical piers | For major settling or structural shifts |
How to Interpret These Costs
- Minor repairs: usually under $1,000
- Moderate repairs: $2,000 to $7,000
- Major structural work: $10,000+
If you’re unsure whether your foundation issue is cosmetic or structural, it’s best to get an inspection from a licensed foundation contractor or structural engineer.
Common Foundation Problems to Watch For
What Factors Affect Foundation Repair Costs?
Every home is different — and so is every foundation repair. While national averages provide a good starting point, your final cost depends on a mix of structural, environmental, and local factors.
1. Type of Foundation
| Foundation Type | Average Cost Range | What Affects Cost |
|---|---|---|
| Basement | $5,000 to $15,000 | Requires excavation, waterproofing, and wall reinforcement |
| Concrete Slab | $3,000 to $7,500 | Repairs often need piering or slab jacking |
| Cinder Block / Brick | $3,500 to $10,000 | May require partial rebuilding |
| Pier and Beam | $2,500 to $8,000 | Easier access but frequent leveling needs |
| Stem Wall | $4,000 to $12,000 | Combination of slab and raised design adds complexity |
2. Severity of Damage
- Minor: hairline cracks or light settling under $1,000
- Moderate: partial settling or wall bowing $3,000 to $7,000
- Severe: structural shifts $15,000+
3. Soil Conditions
Expansive clay swells and contracts with moisture, while sandy soil may shift or erode. Poor compaction under new builds also raises risk. Homes on active soil may need extra stabilization ($1,000 to $5,000+).
4. Drainage and Moisture Control
Improper drainage can add $1,500 to $4,000 for regrading or French drains. Severe water issues might need waterproofing membranes or sump pumps.
5. Accessibility and Location
Tight crawl spaces, sloped lots, and high-cost states drive up labor costs. Labor alone can make up 50% or more of total repair pricing.
6. Home Size and Construction Materials
Larger or masonry-heavy homes require more labor and materials. Average repair costs range from $2 to $9 per square foot.
7. Permits, Codes, and Local Regulations
Permits and inspections add $75 to $500 on average. Seismic or flood-zone codes may further increase costs.
8. Professional vs. DIY Labor
Small crack repairs can be DIY, but major structural work should always be handled by a licensed professional to preserve safety and warranties.
Ways to Save on Foundation Repair
Foundation repairs can be expensive, but there are smart ways to control costs and avoid overpaying. From early prevention to financing options, here’s how to make your project more affordable.
1. Address Problems Early
Small cracks cost only a few hundred dollars to fix — waiting can multiply that tenfold. Schedule inspections at the first signs of foundation movement.
2. Get Multiple Quotes
Prices can vary by 20% or more between contractors. Always collect at least three detailed estimates to compare.
3. Bundle Related Services
Combine waterproofing, drainage, or landscaping work with foundation repairs to save on labor and setup costs.
4. Check Financing and Payment Options
Many contractors offer financing plans. Also check whether homeowners insurance covers sudden damage, or if home improvement financing applies to your project.
5. Maintain Proper Drainage
Keep gutters clean, extend downspouts, and grade soil away from the house to reduce water pressure against your foundation.
6. Hire Licensed, Insured Professionals
Using qualified local pros ensures work meets code and includes warranty protection. It’s safer and often cheaper in the long term.
Is Foundation Repair Worth the Cost?
Yes, foundation repair is almost always worth it. Fixing issues early protects your home’s structure, prevents water damage, and preserves resale value. Ignoring problems can cause severe instability and far higher costs later.
If you notice cracks, uneven floors, or doors that won’t close properly, don’t wait to act. Compare estimates from licensed, local foundation repair contractors to ensure fair pricing and reliable work.
Compare no-obligation quotes from pros near you.
Note: Foundation repair cost estimates are based on 2025 national and regional averages, verified contractor data, and aggregated homeowner quotes. Actual prices vary by location, foundation type, soil conditions, and project scope.
FAQs About Foundation Repair Costs
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