Repair cost · Foundation & Water
Foundation Inspection Cost
In short: A foundation inspection costs $300 to $750 on average, with a national average of about $550, according to HomeGuide. Angi puts the average at $600. Slab foundations cost the least to inspect, at $300 to $600, while pier and beam foundations run $500 to $1,000. Structural engineers charge $100 to $220 per hour for complex inspections.
HomeGuide puts a foundation inspection at $300 to $750, with a national average of $550 and a full range of $200 to $1,500. Angi's average is $600, with a range of $300 to $3,000 and up to $3,800 for large or complex foundations.
Cost by foundation type
| Foundation | HomeGuide | Angi |
|---|---|---|
| Concrete slab | $300 – $600 | $300 – $600 |
| Unfinished basement | $350 – $700 | $500 – $1,000 (basement) |
| Finished basement | $500 – $800 | – |
| Crawl space | $400 – $700 | $400 – $800 |
| Pier and beam | $500 – $1,000 | $700 – $1,000 |
Structural engineer
HomeGuide lists structural engineers at $100 to $220 per hour for more difficult inspections; Angi lists $100 to $200 per hour. Angi's foundation repair guide puts a structural report at $300 to $1,000 and a geotechnical soil report at $500 to $3,000.
Free inspections
HomeGuide notes some foundation repair companies offer free inspections.
What comes next
If the inspection finds a problem, see foundation repair cost. Crawl space moisture is covered in crawl space encapsulation cost.
Cost by home size
| Home size | HomeGuide | Angi |
|---|---|---|
| 1,000 sq ft | $250 – $500 | $300 – $500 |
| 1,500 sq ft | $375 – $750 | $400 – $750 |
| 2,000 sq ft | $500 – $900 | $500 – $900 |
| 2,500 sq ft | $625 – $1,000 | $600 – $1,000 |
| 3,000 sq ft | $750 – $1,200 | $750 – $1,200 |
Cost by inspection length (Angi)
| Time | Cost |
|---|---|
| 1 hour | $200 – $500 |
| 2 hours | $250 – $1,000 |
| 3 hours | $400 – $1,500 |
| 4+ hours | $500 – $3,000 |
Other tests
A geotechnical survey for new construction runs $1,000 to $5,000, and a soil compaction test $10 to $100 (HomeGuide). Angi lists permits at $100 to $400.
Repairs an inspection may lead to (Angi)
| Repair | Cost |
|---|---|
| Crack repair | $250 – $800 |
| Mudjacking / slab jacking | $500 – $1,300 |
| Piering | $1,000 – $3,000 |
| Leak repair | $2,000 – $7,000 |
| Stabilization | $4,000 – $12,000 |
| Foundation lift | $20,000 – $30,000 |
More repair prices (HomeGuide)
Mudjacking runs $4 to $9 per sq ft, slab resurfacing $3 to $7 per sq ft, a drainage system $4,000 to $12,000 and joist replacement $350 to $1,000 per joist.
Who inspects foundations
- Home inspectors note visible signs of foundation trouble.
- Structural engineers give an independent assessment and repair plan.
- Foundation repair companies often offer free inspections, but they also sell the repair.
For a clear opinion, many homeowners hire a structural engineer before choosing a repair company.
Signs to watch for
- Cracks in walls, ceilings or brick.
- Doors and windows that stick or no longer close.
- Sloping or uneven floors.
- Gaps between walls and ceilings or around window frames.
What an inspection includes
- A walk-through of the inside and outside.
- Floor level measurements with a special tool.
- Checks of drainage, gutters and grading.
- A written report with findings and recommendations.
What affects the price
- Type of inspector.
- Size of the home.
- Detailed elevation survey.
- Engineer's repair plan and stamped letter.
Questions to ask
- Are you a licensed professional engineer?
- Will I receive a written report with floor elevations?
- Do you sell or install repairs yourself?
In Texas
Expansive clay soils across much of Texas swell when wet and shrink when dry. This movement is a common cause of foundation problems. An engineer's report is often requested during home sales in Texas.
Who does the inspection
Structural engineers provide independent evaluations and written reports. They can explain the cause of problems, whether repair is needed and what type. Their reports carry weight with buyers, lenders and insurers.
Foundation repair companies often offer free inspections. They can identify problems but are also selling repairs, so their recommendations may lean toward their own services.
Home inspectors look at visible signs of foundation problems during a general inspection, but they usually recommend a structural engineer for anything significant.
More on signs to watch for
- Cracks in foundation walls, especially horizontal cracks, stair-step cracks in block walls, or cracks wider at one end.
- Sloping or uneven floors.
- Doors and windows that stick or no longer latch.
- Gaps between walls and ceilings or floors.
- Cracks in drywall above doors and windows.
- Bowing basement walls.
- Water in the basement or crawl space.
Some minor cracks, like thin vertical cracks from concrete shrinking as it cured, are common and not structural.
What happens during an inspection
The inspector walks around the outside of the house looking at the foundation, grading, drainage and gutters. Inside, they check for cracks, measure floor levels with a digital level or laser, look at doors and windows, and inspect the basement or crawl space. They may take photos and measurements, and ask about the history of the house and any past repairs.
Using the report
A good report describes what was found, the likely cause, whether repairs are needed and how urgent they are. If repairs are recommended, the report helps you get comparable quotes. If the home is being sold, the report can be part of negotiations.
When to get one
Get a foundation inspection before buying an older home or a home in an area known for foundation issues, when you see warning signs, after a major event like an earthquake or flood, or before a major renovation that adds weight to the structure.
Questions to ask the inspector
- Are you a licensed structural engineer, or a repair company representative?
- Will I receive a written report with photos and floor elevation measurements?
- What do you think is causing the problem?
- Is repair needed now, or should we monitor it?
- If repair is needed, what method do you recommend and why?
Monitoring instead of repair
Not every crack or slope needs repair. An engineer may recommend monitoring cracks with markers or gauges over several months to see whether they are growing. Stable cracks may only need sealing.
Ask how long the report will take to arrive. A detailed report usually arrives within a few days and includes photos, measurements and recommendations.
Inspections when buying a home
If the general home inspection mentions cracks, sloping floors or sticking doors, ask for a structural engineer's inspection before the option period ends. The report can support a repair request or a price reduction, and it helps you avoid buying a home with a costly problem you did not plan for.
Sources
Water damage restoration companies in Texas
Our Texas business directory lists 550 water damage restoration companies across 6 major cities. The ratings below are the average Google rating of the listed businesses in each city, and the review counts are the total number of Google reviews they have received.
| City | Businesses listed | Avg. Google rating | Total reviews |
|---|---|---|---|
| Houston | 229 | 4.8 | 13,290 |
| Dallas | 85 | 4.8 | 2,796 |
| San Antonio | 77 | 4.8 | 8,457 |
| Austin | 84 | 4.5 | 8,286 |
| Fort Worth | 51 | 4.6 | 2,452 |
| El Paso | 24 | 4.5 | 2,391 |
Source: twupro Texas business directory, built from public Google Maps listings.
Get local prices
Compare local restoration and pest control companies with reviews and phone numbers in your area.