Key takeaways
- Typical cost: $2,176–$7,833 per typical project, about $5,001 on average.
- Average repair: about $5,001
- Typical range: $2,176–$7,833
- Piers: $1,000–$3,000 each
- Timeline: Pier installation usually takes 1–3 days.
- Permits: Structural foundation repair often needs a permit and an engineer's letter, especially for resale.
Foundation Repair Cost at a glance
Foundation repair averages about $5,001, with most projects costing $2,176–$7,833. Simple crack repairs cost a few hundred dollars, while pier systems that lift and stabilize a home cost $1,000–$3,000 per pier.
| Method | Typical cost | Used for |
|---|---|---|
| Average foundation repair | $2,176–$7,833 | National average about $5,001 |
| Piering / underpinning | $1,000–$3,000 per pier | Settling and sinking foundations |
| Mudjacking / slabjacking | $500–$1,300 | Lifting sunken concrete slabs |
| Crack repair | $250–$800 per crack | Epoxy or polyurethane injection |
| Wall stabilization (steel or carbon fiber) | $4,000–$12,000 | Bowing basement walls |
| Structural engineer report | $300–$1,000 | Independent diagnosis before repair |
Prices run lowest in states like Arkansas, Mississippi and Alabama and highest in Hawaii, California and Alaska. See the full breakdown and cost by state →
Foundation Repair cost questions
- What is the cost of average foundation repair? The typical cost of average foundation repair is $2,176–$7,833. Used for: National average about $5,001.
- What is the cost of piering / underpinning? The typical cost of piering / underpinning is $1,000–$3,000 per pier. Used for: Settling and sinking foundations.
- What is the cost of mudjacking / slabjacking? The typical cost of mudjacking / slabjacking is $500–$1,300. Used for: Lifting sunken concrete slabs.
- What is the cost of crack repair? The typical cost of crack repair is $250–$800 per crack. Used for: Epoxy or polyurethane injection.
- What is the cost of wall stabilization (steel or carbon fiber)? The typical cost of wall stabilization (steel or carbon fiber) is $4,000–$12,000. Used for: Bowing basement walls.
- What is the cost of structural engineer report? The typical cost of structural engineer report is $300–$1,000. Used for: Independent diagnosis before repair.
Warning signs of foundation problems
- Stair-step cracks in brick or block
- Cracks wider than 1/4 inch or that keep growing
- Doors and windows that stick or won't latch
- Sloping or uneven floors
- Gaps between walls and ceilings, or around window frames
- Bowing basement walls
- Chimney leaning away from the house
Hairline vertical cracks in poured concrete are often harmless shrinkage. Mark the ends with a pencil and date — if they grow, call an engineer.
Common repair methods
| Method | How it works | Best for |
|---|---|---|
| Steel push or helical piers | Driven to stable soil or bedrock to support and lift | Settling foundations |
| Concrete pressed piles | Stacked cylinders pressed into the soil | Slab homes on clay (common in the South) |
| Slabjacking / foam lifting | Material injected under slabs to raise them | Sunken driveways, patios, garage slabs |
| Wall anchors / carbon fiber / steel beams | Brace walls against soil pressure | Bowing basement walls |
| Crack injection | Epoxy or polyurethane fills cracks | Non-structural leaks and cracks |
What causes foundation damage
- Expansive clay soil that swells when wet and shrinks in drought
- Poor drainage — gutters dumping water at the foundation
- Frost heave in cold climates
- Plumbing leaks under slabs
- Tree roots pulling moisture from soil
- Poor compaction during construction
Common foundation repair questions
How much does foundation repair cost?
A typical foundation repair costs about $2,176–$7,833. Piers usually cost $1,000–$3,000 each, so the number of piers drives the total.
How much does a structural engineer foundation inspection cost?
Engineer evaluations commonly cost several hundred dollars. It is worth paying for an independent opinion before hiring a repair company.
Are hairline cracks in a slab foundation normal?
Yes. Thin shrinkage cracks under about 1/8 inch are common in concrete. Wider cracks, cracks that grow or cracks with height differences need an evaluation.
How many piers does a house need?
It depends on how much of the house has moved. A corner might need only a few piers, while a whole side can need 10 or more. An engineer should set the plan.
Does homeowners insurance cover foundation repair?
Usually not for settling, soil movement or wear. Coverage typically applies only when a covered event, such as a sudden plumbing leak, causes the damage.
Is foundation repair permanent?
Piers driven to stable soil or bedrock are designed to last the life of the house, but steady soil moisture and good drainage keep the rest of the slab from moving.
Should I buy a house that had foundation repair?
It can be fine if the work was engineer-specified, permitted and comes with a transferable lifetime warranty. Ask for the paperwork.
How do I protect my foundation during a drought?
Keep soil moisture steady with a soaker hose a foot or so from the slab, maintain gutters and grading, and keep thirsty trees away from the foundation.
Timeline, permits and DIY
How long it takes
Pier installation usually takes 1–3 days. Wall stabilization and waterproofing take 1–5 days.
Permits
Structural foundation repair often needs a permit and an engineer's letter, especially for resale.
DIY or hire a pro?
Grading, gutters and steady soil moisture are DIY prevention. Structural repair needs a licensed contractor and, ideally, an independent engineer.
Questions to ask contractors
Ask every bidder the same questions so you can compare quotes apples to apples.
- Has an independent structural engineer evaluated the house?
- How many piers, how deep, and what pier type?
- Is the warranty lifetime and transferable to a buyer?
- Who handles the plumbing test and permit?
Maintenance that prevents costly repairs
- Keep soil moisture steady around the slab
- Discharge downspouts at least 5 feet from the house
- Grade soil to slope away from the foundation
Frequently asked questions
Are foundation cracks normal?
Small hairline cracks are common as concrete cures and homes settle. Cracks wider than 1/4 inch, horizontal cracks, stair-step cracks or cracks that grow are signs of a problem.
Does homeowners insurance cover foundation repair?
Usually not. Settling, soil movement and earth movement are typically excluded. A sudden covered event like a burst pipe that damages the foundation may be covered.
How long does foundation repair take?
Most pier jobs take 1–3 days. Larger projects or wall stabilization can take a week or more.
Can I sell a house with foundation problems?
Yes, but you'll need to disclose known issues and buyers may ask for a discount or repair. A completed repair with an engineer's report and transferable warranty helps.
Who should I call first — an engineer or a foundation company?
An independent structural engineer. They diagnose the problem without selling a repair, then you can get contractor bids on their plan.
How do I prevent foundation problems?
Keep gutters clean, extend downspouts at least 5 feet, slope soil away from the house, fix leaks, and keep consistent soil moisture in clay areas.
What does a horizontal crack in a basement wall mean?
Horizontal cracks often mean soil pressure is pushing the wall inward. Have a structural engineer look at it promptly.
In-depth foundation repair guides
Foundation Repair by city
Sources: Bob Vila — Foundation repair cost. Ranges are rounded estimates; see our editorial policy.