Your home’s foundation is one of the most essential things to upkeep. Not only does it provide stability and support for your home, but it plays a role in protecting your belongings and keeping you and your family safe. If you’re facing foundation issues, getting them fixed as soon as possible is important. In this guide, we’ll discuss foundation repair cost and what factors can affect the final price.
How Much Does Foundation Repair Cost?
The national average for foundation repairs in 2022 is around $8,000. But if you’ve ever done any sort of repairs or updates in your home, you know that the costs of projects can sway wildly depending on who you hire, the size of the project, and any other things the crew finds along the way. Things that go into the final cost of foundation repairs include:
- Type of repair
- Tools required
- Labor costs
- Uncovered issues
- Excavation costs
A more accurate range for foundation repair costs is anywhere from $5,000 to $10,000+, but the lowest foundation repairs might cost just a hundred bucks. In comparison, more extensive foundation replacement and reinforcements could cost upwards of $25,000 or more. Getting a thorough inspection and working with a reputable team that offers honest recommendations and provides financing assistance for those big unexpected jobs is essential.
Common Types of Foundation Repairs + Their Costs
There are many types of foundation types and materials and, of course, repairs. And it’s far from a one-size-fits-all approach to getting your foundation back up and running at its best. While you can never guess when your foundation might fail, you can understand what you might expect to pay in an attempt to plan ahead.
Cracks or Gaps $350-$4,000
One of the more common foundation repairs— cracks and gaps in your foundation, can be caused by things like:
- Normal wear and tear
- Bad construction
- Incorrectly compacted soils
- Tree roots
These cracks can become a big problem if left untreated as they allow water to seep in and cause further damage to your foundation. Depending on the severity of the cracks, like how deep they are or how wide they spread, it can mean repairs under $500 or over $3,000.
Erosion is a foundation issue that can often go unnoticed until it’s too late and causes significant problems. It can be caused by:
- Inclement weather
- Broken pipes
- Improper drainage around your foundation
If the erosion is caught early on, you might just need to do some regrading which could cost a few hundred dollars.
If you notice your foundation starting to crumble, taking action as soon as possible is crucial. Causes of a crumbling foundation include:
- Water damage
- Poor construction
- Poor maintenance and neglect
Minor foundation repairs might cost a few thousand dollars, while more extensive repairs could easily cost upwards of $15,000. In some cases, the foundation may be in worse shape than originally thought and may require extensive reinforcements or rebuilding.
Bowing (Inward or Outward) $650-$15,000
Your foundation can bow inwards or outwards. This most often happens from the expanding and contracting of frozen ground. Much of Texas’ soil is made of expansive clay, so when the ground freezes and thaws, the water in the soil puts pressure on the foundation, causing it to bow inwards. Other reasons for foundation bowing might be from:
- The age of your home
- Intruding tree roots
- Poor construction
- Bad drainage system
It’s a common misconception that your house continues to settle for years after you own it. Maybe people even joke about a creaky floorboard due to the house settling— this is not the case. In general, your house should be done settling within a year of being built. However, shifting of the foundation can still occur if conditions are less-than-ideal. Again, this is commonly due to the contracting of water in the soil or inconsistent moisture levels.
If it begins to shift a lot, this may indicate bigger problems, such as a sinking foundation, are on the horizon. Installing piers is generally required to fix a shifting structure, but it may need to be mud jacked, foam jacked, or have its walls reinforced in extreme cases.
A sinking foundation is not good. When this happens, one side of the foundation begins to sink lower than the other, causing cracks and damage to your home. Sinking foundations are often caused by:
- Drainage issues
- Waterlogged soil
- Compacted soils
This problem is serious because it can cause all sorts of structural damage to your home. Sometimes, a few hundred dollars of repairs might be all that is needed. However, in other cases, the foundation may need to be replaced entirely, costing upwards of $25,000 or more.
Leaky foundations are often overlooked by homeowners who simply don’t know that water spots in the basement are NOT typical after a rainfall. While a leaky pipe can cause some water leaks, if you notice large areas of water on the cement floors of your basement or notice pooling water anywhere else in the lower level of your home, it could be a leaky foundation. You must act fast to prevent further water damage and mold growth if this is the case.
As you can see, the ranges of repair costs can vary extensively based on what the repair is. But this isn’t the only thing that can severely impact how much your total foundation repair costs will be.
Factors That Affect the Cost of Foundation Repairs
The foundation repair costs we’ve listed above are just averages and can be different based on several factors.
1) Foundation Materials
There are a few basic materials used for foundation construction, each varying in cost, listed in order from least expensive to most expensive:
- Brick: $350-$15,000
- Wood: $400-$10,000
- Carbon Fiber: $550-$14,000
- Concrete: $400-$20,000
- Stone: $450-$20,000
- Foam: $400-$25,000
- Cinder Block: $600-$25,000
- Steel Pier: $950-$19,000
2) Foundation and Repair Type
Of course, the type of foundation repair you need will significantly affect how much it costs. As we’ve already seen, some repairs are relatively cheap while others can be pretty expensive. But there are also three main types of foundations utilized:
- Stem wall
- Pier and beam
- Concrete slab foundation
Stem walls are by far the most affordable to install and repair, and costs only go up from there.
3) Home Size and Accessibility
The size of your home will greatly impact foundation repair costs, as well as how accessible the foundation is. If your foundation is easily accessible and repair crews can get to it without too much trouble, it will be cheaper than if they have to dig through concrete or use special equipment to reach the foundation.
4) The Severity of the Foundation Issue
The severity of the foundation issue will also play a role in how much it costs to repair. Obviously, if there is just a small crack that can be easily repaired, it will cost less than if your foundation needs to be completely replaced.
5) Soil Stability
Poor soil conditions and the stability of the soil your foundation is built on will also affect foundation repair costs. If the soil is unstable, it can cause all sorts of foundation damage, and repairs will be needed more often.
6) If the Foundation Is Settled
If your foundation has already settled, it’s going to be more expensive to repair than if the foundation is just starting to settle. It also may be recommended that you hold off on certain repairs until it’s settled, or contact the company who built the foundation and make sure they remedy any issues that have occurred due to poor construction.
7) Required Permits and Licenses
Depending on where you live, you may need to obtain a permit for foundation repairs. If this is the case, it will add to the overall cost of foundation repairs.
8) The Foundation’s Condition and Age
The condition and age of your foundation will also impact foundation repair costs. If the foundation is in good condition, repairs will be less expensive than a bad foundation way past its prime.
As you can see, when it comes to foundation repair cost, there are so many ways it can go, and ultimately the best thing you can do for your foundation and your home is to work with a reputable contractor, regularly maintain your foundation, and get ahead of repairs. Prolonging getting things fixed will only turn into costly repairs down the road. When you’re in a bind, Perma Pier is here for you.
Perma Pier Offers the Financing Options You Deserve
While we will have to inspect your foundation to determine the cost of your project, we can walk you through what we might expect it to cost and then get you started on a financing application. Don’t let funds be the reason you put off your foundation repairs.Don’t ignore your foundation problems— work with the Texas soil experts at Perma Pier to get the job done quickly, efficiently, and correctly. Don’t delay— schedule your FREE foundation inspection right away!