Repair cost · Foundation & Water
Foundation Repair Cost
In short: Foundation repair costs $5,174 on average, and most homeowners pay $2,225 to $8,133, according to Angi. Sealing a single crack costs $250 to $800, while piering or underpinning runs $1,000 to $3,000 per pier and $10,000 to $20,000 for a full job (HomeGuide). Bowed basement walls cost $4,000 to $15,000 to repair.
Angi puts the national average foundation repair at $5,174, with most homeowners paying $2,225 to $8,133.
Cost by repair
| Repair | Angi | HomeGuide |
|---|---|---|
| Crack repair | $250 – $800 | $250 – $800 per crack |
| Slab jacking / mudjacking | $500 – $1,300 | $4,500 – $9,000 ($4 – $9 per sq ft) |
| Piering or underpinning | $1,000 – $3,000 | $10,000 – $20,000 |
| Steel piers | – | $1,000 – $1,600 each |
| Leveling | – | $1,000 – $10,000 |
| Leveling with shims | – | $1,000 – $3,500 |
| Wall stabilization | – | $5,000 – $10,000 |
| Bowed walls | $4,000 – $12,000 | $5,000 – $15,000 |
| Leaks | – | $2,000 – $12,000 |
| Settling or sinking | – | $4,500 – $20,000 |
Cost by foundation type
| Foundation | Angi | HomeGuide |
|---|---|---|
| Concrete slab | $350 – $20,000 | $1,000 – $10,000 |
| Crawl space | lower than other types | $2,500 – $8,000 |
| Pier and beam | – | $2,000 – $15,000 |
| Basement | $2,300 – $7,600 | $500 – $2,000 minor; $2,500 – $25,000 major |
Engineer and soil reports
| Item | Cost | Source |
|---|---|---|
| Structural engineer report | $300 – $1,000 | Angi |
| Structural engineer report | $500 – $3,000 | HomeGuide |
| Geotechnical soil report | $500 – $3,000 | Angi |
| Foundation inspection | $400 – $750 | HomeGuide |
See foundation inspection cost.
Related problems
See basement waterproofing cost and crawl space encapsulation cost.
Cost by foundation size (Angi)
| Foundation | Cost |
|---|---|
| 500 sq ft | $750 – $6,000 |
| 1,000 sq ft | $1,500 – $12,000 |
| 1,500 sq ft | $2,250 – $18,000 |
| 2,000 sq ft | $3,000 – $24,000 |
| 3,000 sq ft | $4,500 – $36,000 |
Angi's per-square-foot range is $1.50 to $12.
Cost by problem (Angi)
| Issue | Cost |
|---|---|
| Foundation reinforcement | $1,000 – $5,000 |
| Leaks | $2,000 – $7,000 |
| Poor soil drainage | $800 – $15,000 |
| Home settling | $5,000 – $25,000 |
| Foundation lifting | $20,000 – $23,000 |
| Full foundation replacement | $20,000 – $100,000 |
Cost by city (Angi)
Houston $3,300 – $6,800, New York $1,700 – $5,500, Los Angeles $3,200 – $9,200, Miami $4,500 – $9,100, Denver $3,500 – $14,000.
Materials (Angi)
Hydraulic piers cost $1,000 to $3,000 each, carbon fiber straps $85 to $250 per foot, steel support beams $6 to $20 per foot and polyurethane foam $8 to $25 per sq ft. Labor runs about $200 per hour, and permits $75 to $150.
Common foundation repair methods
- Pressed concrete or steel piers: driven under the foundation to reach firmer soil.
- Drilled concrete piers: holes drilled and filled with concrete.
- Helical piers: steel shafts screwed into the ground.
- Slabjacking or foam injection: lifts sunken concrete.
- Shimming: used on pier-and-beam homes to level floors.
Why foundations move
Soil changes are the main cause. Clay soil expands with moisture and shrinks in drought. Poor drainage, plumbing leaks and tree roots can also affect the soil under a house.
What affects the price
- Number of piers and the repair method.
- Foundation type: slab or pier-and-beam.
- Access around the home.
- Plumbing tests and repairs.
- Breaking and patching interior floors.
After the repair
- Expect some cracks in drywall or brick to need patching.
- Keep soil moisture around the house as steady as you can.
- Keep the warranty paperwork; it often matters when selling the home.
Questions to ask
- Is the repair plan based on an engineer's report?
- Is the warranty transferable to a new owner?
- Will you do a plumbing test before and after?
In Texas
Texas clay soils and long dry spells make foundation repair common. Many companies suggest steady watering near the foundation during droughts. Ask your engineer what is right for your home.
More on why foundations move
Foundations shift when the soil underneath changes. Common causes include:
- Expansive clay soils that swell when wet and shrink when dry. This seasonal movement is a leading cause of foundation problems in many parts of the country.
- Poor drainage that saturates soil near the house.
- Plumbing leaks under slabs.
- Tree roots that pull moisture from the soil.
- Poor compaction of fill soil when the house was built.
- Erosion from water flowing around the foundation.
Repairs that address only the foundation without fixing drainage and moisture problems may not last.
Repair methods explained
Piers and piles. Steel or concrete piers are driven or pushed into the ground until they reach stable soil or bedrock, then the foundation is lifted and supported on them. Pressed concrete piers, steel push piers and helical piers are common types. They are used when the foundation has settled.
Slabjacking and foam injection. Holes are drilled in a sunken concrete slab, and a grout mixture or expanding polyurethane foam is pumped underneath to lift it. This is often used for sidewalks, patios and some interior slabs.
Wall anchors and braces. Bowing basement walls are stabilized with anchors buried in the yard or steel beams braced against the floor joists.
Crack repair. Non-structural cracks are sealed with epoxy or polyurethane.
Get an engineer's opinion
A structural engineer can evaluate foundation problems independently of the companies selling repairs. The engineer's report explains the cause, the severity and the recommended repair. Repair contractors then bid on the same plan, which makes quotes easier to compare. Some contractors include an engineer's evaluation, but an independent engineer avoids a conflict of interest.
After repair
Foundation repairs can affect doors, windows, drywall and plumbing. Doors may need adjustment, and cracks in drywall may need repair. Some companies recommend a plumbing test after slab lifting, since lifting can stress pipes under the slab. Keep warranties and engineering reports, which buyers often ask for.
Maintaining soil moisture
In areas with expansive clay, keeping soil moisture around the foundation steady helps reduce movement. Good drainage, proper grading and, in some climates, consistent watering near the foundation during droughts can help.
Many pier systems carry long or lifetime warranties. Ask whether they transfer to new owners.
How long repairs take
Many pier installations take a few days. Larger jobs, those with many piers or interior work through the slab, and jobs needing plumbing repairs take longer. Permits and engineering can add time before work starts.
Preparing for the work
Interior piers may require moving furniture, removing flooring and drilling through the slab. Exterior piers require digging along the foundation, which can disturb landscaping. Ask how the contractor will restore floors and landscaping, and whether that is in the price. Get the warranty terms in writing.
Choosing a repair company
Compare companies on the repair method, the number and placement of piers, whether an engineer reviewed the plan, the permit, cleanup and the warranty. Ask for references from jobs done several years ago.
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.
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