How Much Does Foundation Repair Cost? (2025 Pricing)

Foundation repair typically costs between $2,200 and $8,100, though your total may vary depending on factors like your home’s size, soil conditions, and the severity of the damage. Left unaddressed, foundation problems can compromise your home’s structural stability, leading to uneven floors, water intrusion, plumbing issues, and even reduced resale value.

This guide walks you through everything you need to know, from the common causes of foundation issues to how professionals assess damage. You’ll also learn which factors impact foundation repair costs and what to expect when investing in your home’s long-term stability.

Foundation Repair Costs

Low End Cost

$2,200

Average Cost

$5,100

High End Cost

$8,100

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Average Foundation Repair Cost

Foundation repair typically runs between $2,200 and $8,100, with a national average cost of $5,100. Various issues can arise with foundations, some of which are more expensive and challenging to repair than others. For instance, very small cracks can often be filled with epoxy for a few hundred dollars, while severe foundation problems may cost $20,000 or more.

Foundation cracks are among the most common foundation issues. They are generally caused by the building settling or by pressure from the soil surrounding the foundation. These cracks, along with changes in soil pressure, can result in water damage or cause walls to bow. Factors like changing weather patterns, erosion, and nearby tree roots can cause a foundation to begin to sink. Additionally, fluctuations in soil pressure can cause the walls of your foundation or house to bow.

Learn more about the cost of repairing different types of foundation damage below.

Note: The cost figures featured throughout this guide are based on 2025 pricing data from Angi, unless otherwise stated.

Cost by Type of Foundation Repair

Foundation repair costs vary widely depending on the method used and the severity of the issue. Simple fixes, like sealing cracks or improving drainage, are more affordable than structural solutions like foundational piering or full foundation lifting. The table below breaks down the most common repair types and their average costs:

What Factors Affect the Cost of Foundation Repair?

Before you start getting estimates, it’s helpful to understand the key factors that will influence your final bill beyond the repair itself.

Home Size and Accessibility

Your home’s size and how easily crews can access the repair areas play crucial roles in determining costs. Larger homes typically require more materials and labor hours, which directly impacts the bottom line. For example, a 2,000-square-foot home might need twice as many support piers as a 1,000-square-foot home, potentially doubling the cost.

Access challenges can add to your total cost. For example, if crews need to work around mature landscaping or tight spaces between houses or can’t access heavy equipment in your yard, they might need specialized equipment or have to do more work by hand.

Severity of the Issue

Catching foundation problems early usually means simpler, less expensive repairs. A hairline crack caught early might cost $200–$800 to repair, while waiting until it has widened and caused structural issues could push repairs into the $10,000–$15,000 range or higher.

The depth of repair needed also significantly impacts cost. Surface-level repairs, like fixing minor cracks or slight settling, typically cost less. Major structural issue repairs that require underpinning or complete foundation lifting can quickly escalate to the thousands.

Soil Stability and Foundation Settlement

Different soil types present different challenges and associated costs. Clay soils, which expand and contract significantly with moisture changes, often require more extensive solutions than stable, sandy soils. Installing a proper drainage system in problematic soils can add thousands to your project, but it’s often necessary to prevent future issues. The depth of the repair needed due to soil issues also impacts costs significantly. Shallow repairs might only require mud-jacking, while deep soil stability issues might necessitate installing piers.

Labor, Permits, and Materials

Labor typically costs around $200 per hour for foundation repair. In urban areas with higher living costs, expect to pay more per hour for skilled foundation repair specialists. Labor rates in rural areas may cost less per hour, but you might face higher travel charges.

Permits, while often overlooked in initial estimates, can add $75–$150 to your project, depending on your location and the scope of work. Some municipalities require multiple inspections throughout the repair process, which will add to the cost.

Material costs vary widely based on current market conditions. For example, steel prices for reinforcement can fluctuate significantly, affecting the cost of piering and stabilization projects. When it comes to materials, quality matters. While it might be tempting to choose less expensive options, using high-grade materials is more cost-effective in the long run.

Regional Soil Conditions

Your location can also affect your final foundation repair costs. If your home sits on expansive clay soils, like in parts of Texas, you’re more likely to need costly solutions like foundational piering. In colder climates, you may face higher costs from freeze-thaw cycles that cause cracking and shifting. If you live in a coastal region, water intrusion and erosion can drive up repair expenses, while earthquake-prone areas often require specialized seismic retrofitting or reinforced piers.

What Additional Foundation Repair Costs Should You Consider?

Once you’ve determined your foundation issue and type of repair, along with the pricing factors listed above, there are a few more aspects to consider. Foundation repair is one of the most extensive home projects, and some homeowners will also need a soil or structural engineer report. Unexpected problems can also pop up, delaying your timeline or increasing your total price. However, these additional costs aren’t typical for minor repairs.

• Soil report: Even if your home was built on an ideal foundation for the surrounding soil type, the soil conditions may have changed over the years. If they’ve changed substantially, you may need to hire a geotechnical engineer to complete a soil report. These reports usually cost $500–$3,000. While soil reports are typically completed before new construction occurs, they can sometimes provide a better picture of what’s causing the problem with your foundation and how to solve it.
• Structural engineer report: Structural engineers are consultants who specialize in buildings’ structural integrity. In advanced cases of foundation damage, you may need to have a structural engineer inspect your home and its foundation and write up a report detailing issues and possible solutions. This report can cost anywhere from $500–$1,000.
• Unseen obstacles: As with any substantial home improvement project, you might not know exactly how extensive the job is until you start it. There may be unexpected tree roots or the remains of old repair jobs that need to be cleared away. It’s always a good idea to have at least $1,000–$2,500 extra in your budget to cover these unplanned costs.

Signs Your Foundation Needs Repairs

Spotting foundation problems early can save you thousands in repair costs. While houses naturally settle over time, recurring cracks, uneven floors, or sticking doors are red flags that warrant an evaluation. One minor issue isn’t always cause for alarm, but when several signs appear or existing ones get worse, it’s time to call a professional.

Early Warning Signs

Foundation issues often begin with subtle changes. Addressing these issues early usually keeps repairs in the lower cost range. Here’s a list of early warning signs to watch for:

• Seasonal sticking: Doors or windows that jam only during humid or dry spells can reflect soil shifts beneath the home.
• Slightly sloping floors: Floors that tilt just enough to make objects roll indicate minor settlement.
• Small wall cracks: Hairline cracks above doors or windows may signal early movement, especially if they spread over time.

Exterior Signs

Your home’s exterior often shows the clearest evidence of foundation problems, including:

• Drainage issues: Water pooling near the foundation after rain is a warning sign of soil erosion and future damage.
• Large cracks: Horizontal or stair-step cracks in brick or block walls, especially wider than 1/4 inch, suggest structural strain.
• Visible gaps: Separation between the soil and foundation, or trim pulling away from walls, indicates shifting.

Interior Signs

Inside your home, foundation problems typically become apparent through issues with alignment and widening gaps. Here are more details:

• Diagonal cracks: Cracks extending from doors and windows, particularly wider at one end, often mean movement.
• Growing gaps: Spaces between walls, ceilings, or floors, as well as features like baseboards or cabinets pulling away, show the structure is shifting.
• Persistent surface damage: Look for tiles or grout lines that re-crack after repair, which often indicates ongoing foundation movement.
• Uneven floors: Sloping or sagging floors that worsen over time are common indicators of settlement.

How Can You Save Money on Foundation Repair?

Foundation repair is expensive, and you may be tempted to try to cut corners to save money. However, your investment in your home is too important to risk subpar repairs. Compare quotes from several local contractors to find a good deal without sacrificing workmanship. Here are some other strategies you can use to save:

• Ask about less expensive repair methods: Ask if injecting polyurethane foam or epoxy into the cracks is an option instead of more extensive options. Less invasive methods could cost thousands less.
• Fix the root cause: Make sure to fix any drainage or landscaping issues causing the foundation problems. Ensure your drainage system, including gutters and downspouts, properly directs water away from your foundation. Focus on the root cause of the problem with a foundation repair technician in addition to repairing the damage.
• Get a warranty: A reputable company will stand behind its work with a warranty that protects you if any issues arise.
• Get multiple quotes: We recommend you ask numerous foundation repair companies for quotes. Foundation repair can be expensive, so get quotes from several companies before choosing one. Make sure all the quotes are for the same scope of work.
• Negotiate the price: Don’t be afraid to negotiate, especially if you’re getting multiple quotes. Stress your budget constraints and see if they can shave some dollars off their quotes.
• Schedule during the off-peak seasons: Foundation repair companies are less busy in the winter in colder climates. You may get discounted rates if you schedule the work during their slower months.

Common Types of House Foundations

The type of foundation you have will determine what problems you might face and how to solve them. The most common types of foundations include concrete slab, crawl space, cinder block and brick, basements, and pier and beam.

Concrete Slab

Homes with concrete slab foundations don’t have basements or crawl spaces but can still have moisture issues. Note that all slabs have the potential to crack but that this isn’t necessarily a sign of foundation failure. Check out our article on how to repair cracks in a concrete foundation for more information.

Crawl Space

Crawl spaces are built of a perimeter foundation of either concrete or block and may have a wood wall built on top of them to increase height. The minimum height of a crawl space is 18 inches between the dirt and the bottom of the floor joists, but it may be taller. This unfinished, unheated space may house a furnace or pipes for the house and even act as storage space. A properly built crawl space is well-ventilated to prevent moisture from building up and causing problems beneath the house. Crawl space foundation issues may be easier to address since there’s space to access both sides of the foundation.

Cinder Block and Brick

A foundation may consist of cinder blocks or bricks with mortar between them. For strength, the blocks are laid in an overlapping pattern and grouted with concrete.

The blocks may also have steel rods called rebar embedded vertically, horizontally, or both ways to resist the stresses on the wall. A foundation made of cinder blocks or bricks with mortar may crack, leak, or bow along mortar lines. Extensive waterproofing and sealing are required to prevent moisture. Steel or carbon fiber can reinforce the blocks’ stability, but you should first fix drainage issues.

Basement

A full basement foundation is one of the most expensive types to build, involving the most excavation and construction. However, a basement also expands the home’s livable area and is more suited to climates where the ground freezes in the winter.

Foundation footings support the foundation under the perimeter of the space that extends into the ground deeper than the frost line. Basement foundations are among the most expensive to repair.

Pier and Beam

Pier-and-beam foundations, also known as post-and-beam foundations, allow a home to sit several feet above the ground, creating an open-air crawl space that protects the home from moisture and basement flooding. It also allows easier access to plumbing pipes and electrical wires.

The piers, made of metal, concrete, wood, or brick, will rest on a concrete footing dug into the soil. They get connected to support beams, which are, in turn, connected to the floor joists.

Can You Repair Your Home’s Foundation Yourself?

Most of the time, you can’t attempt foundation repair on your own. If you find small, vertical cracks no wider than 1/8 of an inch, you can purchase epoxy and try to seal them yourself. However, you should have larger cracks assessed by a professional. Foundation repair companies often provide free inspections to look for potential problems.

Even experienced home improvement enthusiasts may not have the necessary equipment to address serious foundation issues. A sinking foundation may require holding the whole house up on jacks, or the use of heavy machinery to excavate the area and access the foundation. Although hiring a professional contractor is more expensive than doing the work yourself, using a contractor to fix your foundation can prevent the problem from worsening or causing damage to the rest of the house.

Professional Foundation Repair

When is it better to use professional foundation repair companies, and why is that the case? Below, we outline common foundation problems that are difficult for homeowners to fix themselves. As an example, we’ll explain how Groundworks, a top foundation repair company, would handle a few different foundation repair situations.

Situation 1: Basement Waterproofing

If you have a leaking basement wall or notice a musty smell in your basement, it’s best to contact a foundation repair technician to assess the situation. Groundworks can remove excess moisture from your basement and then waterproof the area to prevent further water damage. Some solutions include a professional sump pump and dehumidifier installation. Or, you can add a new basement drainage system. Additionally, Groundworks may recommend sealing basement walls with specialized coatings to enhance waterproofing and protect against future leaks.

Situation 2: Concrete Lifting

If you notice any concrete cracking or sinking around your home’s foundation, a professional technician can assess the damage and suggest repairs. However, unlike some do-it-yourself (DIY) options for concrete lifting like mud-jacking, companies like Groundworks have access to polyurethane injections, which are less time-consuming, invasive, and expensive. It takes a professional to understand how to use this mixture correctly, but you can typically use your driveway or other concrete surfaces just 15 minutes after having the polyurethane foam installed.

Situation 3: Crawl Space Repair

Hiring a professional foundation repair company to handle crawl space repairs means you won’t have to crawl around a dangerous and uncomfortable space yourself. Groundworks offers many solutions to crawl space repairs, like dehumidifiers and drainage system installation. In addition, the company provides more complex repairs, like crawl space encapsulation with its CrawlSeal vapor barrier. These repairs can prevent future foundation issues due to moisture buildup.

Are Foundation Repairs Worth It?

Your house is only as good as the ground it stands on. While foundation repairs are expensive—typically ranging from $2,200 to $8,100—they’re one of the most crucial investments you can make in your home’s long-term health and value. Just as you wouldn’t ignore a serious health condition hoping it will get better on its own, foundation problems tend to worsen over time, potentially turning today’s $5,000 repair into next year’s $20,000 emergency.

Beyond the immediate structural concerns, foundation repairs protect your home’s market value and insurability. Many mortgage companies won’t finance homes with foundation issues, and insurance companies might limit coverage on houses with unrepaired foundation damage. More importantly, a solid foundation gives you something priceless: peace of mind knowing your largest investment is stable and secure for years to come.

When you consider that most foundation repairs come with transferable warranties and can prevent countless other expensive problems throughout your home—from plumbing issues to roof damage—you’ll realize that the investment in proper foundation repair often pays for itself many times over. The key is choosing the right repair method for your specific situation and working with qualified professionals who can ensure the job is done right the first time.

FAQs About Foundation Repair Costs