How Much Does It Cost to Repair a Foundation?

by Meghan Stiltner
ruler measuring a cracked concrete floor

Foundation Repair Costs at a Glance

  • Foundation inspection: $200-$400
  • Foundation repair: $4,000 average, $500-$10,000 range

Uneven floors or cracks in your walls aren’t just annoying features of your home; they might be indicative of a foundation in need of repair. While not urgent, foundation issues shouldn’t be ignored for long. In fact, problems that arise from not making repairs can be even more problematic in the long run.

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Here’s what you need to know about foundations, what happens when they crack and what it costs to fix them:

Signs Your Foundation Needs Repairs

You may not be keeping constant tabs on the state of your foundation, but there are some telltale signs you have an issue going on. When you notice any of these things happening, it’s best to start thinking about repairs:

  • Uneven floors
  • Sagging floors
  • Interior or exterior doors stick when trying to open
  • Interior or exterior doors don’t shut properly
  • Settling or sinking apparent on the foundation
  • Cracks in the walls or floors of your home

Who Do You Hire to Inspect the Foundation?

If you notice these signs in your home, it’s a good idea to hire an inspector to take a look at your foundation. A structural engineer or residential structural engineer can perform an inspection to determine whether your foundation needs repairs.

When you’re trying to decide the best person or company to hire to inspect your home, these are some factors you should consider in addition to cost:

  • Warranties offered on their services
  • How long they’ve been in business
  • Good references
  • Experience
  • Licensed, insured and bonded
  • Good customer service
  • Reliable and trustworthy

How Much Do Foundation Inspections Cost?

Foundation repairs are notoriously on the expensive side, which may cause you concern about what's to come when you notice issues. Keeping in mind the factors listed, you can do a bit of price shopping for structural engineers in your area. On average, you can expect to pay $200 to $400 for foundation inspection.

How Much Do Foundation Cracks Cost to Fix?

Repairs can drastically vary in price depending on the state of your foundation. If it just needs some patchwork, you’re probably looking at a $500 bill. Major issues like structural damage will require more expensive fixes to strengthen the foundation, such as underpinning or adding supportive piers. These services can cost $10,000 or more.

Most people can expect to pay at least $4,000 when it comes to fixing foundation problems.

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How Long Do Foundation Repairs Take?

Time frames for foundation work can vary depending on the severity of the problem. For most issues, you can expect repairs to take one to three days.

How Long Will Foundation Repairs Last?

You can get around five years of life out of patchwork and other minor fixes before you may need additional repairs, though the lifetime of the repairs depends on the home. For peace of mind, look for a company that offers warranties on its foundation repairs.

What Happens If I Ignore Foundation Problems?

A damaged foundation can lead to additional problems in your home, so it’s ideal to address issues as soon as they arise. Cracks and spacing caused by the foundation shifting can let in the elements. Your crawlspace or basement may flood, or you may start to notice leaks in your home. This can lead to mold and mildew, which can destroy wooden beams.

What Types of Foundations Are There?

There are several different types of foundations found in homes, including:

  • Crawlspace foundation
  • Wood foundation
  • Concrete slab foundation
  • Basement foundation

In some areas, you may find a certain type of foundation is more common due to climate or quality of soil. By far the most common is a concrete slab foundation. The company fixing your foundation will make any repairs based on the type of foundation that you have.

Is It Worth It to Repair My Foundation?

Because some foundation repairs cost upwards of $10,000, deciding whether you should repair your foundation can be a difficult decision. Consider the value of the home and the cost of repairs. Is worth it to you to put that kind of money into the home? Repairing a foundation may increase the resale value of your home.

It’s also important to remember that foundation damage will get worse as time goes on, so repairing sooner rather than later may actually save money.

Costly repairs can catch you off-guard, but being prepared with a home repair plan from HomeServe is a reliable way to avoid dealing with these expensive services. When you have a plan in place and a covered issue arises, call the 24/7 repair hotline and a local contractor will be sent to you. See what plans from HomeServe are available where you live.