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Your home’s foundation is one of the most critical parts of its construction. It supports the entirety of your house’s weight and serves as a level base to help prevent significant structural damage to your flooring, roofing, and walls. It also acts as a barrier between the ground and your home, helping to keep out water and limiting the effects of settling dirt.

The pressure of maintaining your home’s structural integrity means a lot can go wrong in your foundation. When damage occurs, you’ll want to act quickly to prevent worsening foundation problems. 

In this guide:

  • Average price of different repairs
  • Common foundation issues
  • Signs you may have a problem
  • Standard repair techniques
  • Dangers of avoiding foundation repairs

How Much Does it Cost To Fix Your Foundation Problem?

The cost to repair your foundation depends on a myriad of factors, including your type of foundation, the kind of damage it has suffered, the foundation repair contractor hired, and the extent of the damage.

Based on the national average, foundation repair will cost you as little as $1,000 all the way up to $25,000, with the average repair cost being around $8,000.

What is the Average Foundation Repair Cost?

If you can narrow down which repair type might best solve your foundation damage, you should be able to get a better idea of the cost to repair it.

Horizontal Foundation Crack Repair Cost

A horizontal foundation crack runs along the length of a concrete foundation wall and doesn’t span concrete blocks vertically. These are often caused by soil pressure or water pressure as a result of poor drainage, or by insufficient backfilling during construction.

The average cost of repairing even minor cracks is around $4,000. However, a horizontal crack spanning to an adjoining wall can be indicative of significant structural damage, and you could be looking at spending upward of $15,000 to repair.

Foundation Erosion Repair Cost

Foundation erosion occurs when dirt is moved away from the outside of your foundation wall and usually indicates drainage issues. The underlying problem should be addressed first, and any bowing of your foundation walls as a result will need to be fixed afterward with steel or carbon fiber reinforcements.

My research shows that the average cost to correct minor foundational damage will be around $1,000, while severe bowing can cost up to approximately $10,000.

Foundation Leak Repair Cost

Leaking through your concrete foundation wall or floor should be pretty obvious, depending on how bad the water flow is. You’ll usually see wet spots on the cement, and you may even get some puddling on the floor of your crawlspace or basement.

Common causes of foundation leaking are high water tables, excessive rain, and insufficient drainage.

If you just have leaking in a few areas of your foundation, you can expect to pay around $2,000 for waterproofing grout. Severe leaking that leads to puddling can cost up to around $10,000.

Sinking Foundation Repair Cost

A sinking foundation floor is usually caused by settling ground beneath your foundation, and you may see uneven flooring in your crawlspace or basement or portions of your floor that have sunk below their normal level.

Small amounts of foundation sinking can usually be fixed with mudjacking, also called slabjacking. This minor repair will cost around $1,000, and it could be a permanent solution. If your foundation has sunk quickly or more than an inch or two, you’ll be paying up to $15,000 to have foundation-supporting piers installed.

Foundation Shifting Repair Cost

Foundation settlement is common in response to soil movement, but significant shifting can be a severe problem. If you catch the problem quickly enough, mudjacking can be used to correct it, and this costs around $1,000. More serious shifting can require multiple supportive piers installed, which, again, can cost up to around $15,000.

Bowing Foundation Wall Repair Cost

Foundation walls can bow in or out depending on what’s happening with the soil around your foundation, but either direction can lead to home collapse.

The underlying issue should be corrected first, and then the foundation needs to be reinforced. Minor jobs can cost under $1,000, but significant bowing can run you up to $15,000.

Crumbling Foundation Repair Costs

Crumbling in your foundation can be caused by a myriad of things, including old age, settling, and water intrusion. Some minor repairs can be purely cosmetic and preventative, and they can cost under $1,000.

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More severe or extensive crumbling can be a sign of improper drainage or rapid soil movement. Once the underlying problem is corrected, average foundation repairs cost can be anywhere from $2,000 to $15,000 depending on how much damage your foundation has suffered.

Foundation Sealing and Waterproofing Cost

Most homeowners will find that their foundation walls and floors will, at some point, become subject to water intrusion; it’s merely a matter of when. You should take regular precautions like installing gutters and downspouts, and it helps to get yours sealed regularly to maintain its waterproof barrier.

Routine sealing with a standard epoxy can be as inexpensive as $2,000. If you’re sealing because you have a water intrusion issue, you can expect to pay between $5,000 and $10,000 depending on how bad the leaking is.

For more information on how to prevent water from entering your home, check out this video below:

 

Foundation Damage Repair Methods?

There are multiple repair methods to fix foundation damage, all ranging in difficulty, time of repair, and cost. The method used to fix your foundation will depend on your type of foundation, the soil condition around your structure, and the issue you’re experiencing.

Below are some of the standard methods used to repair foundations.

Reinforce Foundation Cost

Reinforcement of your foundation usually involves the construction of a new, shorter concrete wall next to the existing wall or the implementation of steel reinforcement to add rigidity to your foundation. This supporting wall is built to certain HUD specifications.

Reinforcement is usually the cheapest repair option for your foundation, and you can expect to pay between $1,000 and $5,000 depending on how much of your foundation needs to be treated.

House Leveling Cost

If you’re experiencing sunken foundation floors or horizontal cracking in your crawlspace or basement walls, house leveling is required to maintain your home’s structural integrity and prevent further foundation issues. Smaller mudjacking jobs can cost just a few hundred dollars, but the cost can quickly climb up to $10,000 if you have significant sinking or if the movement is happening rapidly.

Foundation Underpinning Cost

Underpinning is used as an alternative to mudjacking to level foundations. According to this article, it’s usually reserved for larger jobs, homes built on uneven ground or more rapid foundation sinking. It requires the installation of stabilizing piers beneath your foundation to add support and prevent further movement.

The type of pier and number of piers used will greatly influence your cost, so the pricing for underpinning can range from around $1,500 all the way up to $15,000.

Helical piers and hydraulic piers tend to lead to additional costs, while steel piers can help keep costs down. Different piers are used for different types of foundations.

Foundation Stabilization Cost

Foundation stabilization is really a general term that refers to any number of the above methods being used to prevent further settling or foundation movement.

Depending on the severity and the types of repair used, proper stabilization can cost anywhere from a few hundred dollars all the way up to about $25,000.

What Happens If You Don’t Repair Your Foundation Problems?

The answer to this question largely depends on the type of issue you’re having as well as the severity. 

Some minor cracking can be cosmetic or due to a cold pour, and these issues may not lead to any further foundation issues.

However, foundation damage tends to get worse over time with settling and continued water and soil movement. Small leaks can turn into flooded basements and mold growth, and minor cracks can lead to sinking floors, stuck windows and doors, and cracks in your walls and ceiling.

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Foundation damage - even if it doesn’t look serious - can lead to major structural problems and, in the worst-case scenario, your entire house collapsing. Damage to your foundation walls or concrete slab, however minor, should be taken very seriously. A professional should be called immediately whenever a problem is identified.

Is the Cost of Foundation Repair Covered by Insurance?

Most homeowners insurance policies will cover the cost to repair foundation damage if it’s caused by some natural disasters, such as major windstorms. Coverage is also common if damage is caused by vandalism or a car or truck driving into your home.

However, the most common causes of foundation damage are settling earth, earthquakes, and flooding. Damage caused by these factors is typically not covered by homeowners insurance.

No matter what, you should check your insurance policy or homeowner’s warranty to see if your damage is covered. Additional insurance carriers for flood or earthquake insurance should be contacted as well if you have separate policies for those natural disasters, as damage may be covered in accordance with FEMA.

Is It Worth It To Repair Your Foundation Damage?

Given the potentially catastrophic consequences of structurally unsound foundations, it’s almost always worth repairing!

If you notice any damage or leaking at all, you should hire a structural engineer or foundation repair company to perform a foundation inspection to confirm the extent of the problem.

From there, consider repairs recommended by the structural engineer. A $15,000 repair may seem costly, but it’s better than having your house collapse, potentially causing personal injury and a significantly higher repair bill. Given the potential for catastrophe, your foundation repair cost is worth any price, given the peace of mind it will offer.

It will also be worth the cost in the long run, as a sound foundation can improve the resale value of your home.