Key takeaways
- Short answer: The main signs of foundation problems are stair-step cracks in brick, cracks wider than 1/4 inch, doors and windows that stick, sloping floors, gaps around window frames or between walls and ceilings, and bowing basement walls.
- Sticking doors + cracks = check it
- Sloping floors are a red flag
- Get an independent engineer first
- Typical foundation repair cost: $2,176–$7,833 per typical project.
Inside the house
- Doors that stick or swing open by themselves
- Windows that won't open or close smoothly
- Diagonal drywall cracks from door and window corners
- Sloping or bouncy floors
- Cabinets or counters pulling away from walls
Outside the house
- Stair-step cracks in brick or block
- Gaps around window and door frames
- A chimney tilting away from the house
- Soil pulling away from the foundation in dry weather
- Water pooling near the foundation
Related questions
Can foundation problems fix themselves?
Seasonal movement can open and close cracks, but structural problems don't go away on their own.
How fast do foundation problems get worse?
It varies; some take years, others move quickly after drought, heavy rain or a plumbing leak.
What's the first step if I see signs?
Document them, then hire an independent structural engineer ($300–$1,000) before getting repair bids.
Other foundation repair questions homeowners ask
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.
Foundation Repair at a glance
Timeline
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 pro?
Grading, gutters and steady soil moisture are DIY prevention. Structural repair needs a licensed contractor and, ideally, an independent engineer.
What foundation repair costs
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.