Staying ahead of foundation problems can save you time and effort. Learn how much foundation inspections cost and what affects how much you’ll pay.
How Much Does Foundation Repair Cost? [2025 Data]
Normal Range: $2,224 - $8,129
Foundation repair costs an average of $5,172, but it can range from $2,224 to $8,129, depending on your foundation type and the extent of the issue.
How we get this data
fstop123 / E+ / Getty Images
fstop123 / E+ / Getty Images
Cost Insights
Foundation repair costs vary by type, with basements averaging $2,300 to $7,600 and pier or beam costing between $750 and $25,000.
Per-square-foot repairs range $1.50 to $12, making larger homes significantly more expensive.
Major repair methods such as lifting can average $20,000 to $23,000, while mud/slab-jacking ranges between $500 and $1,300.
Common foundation issues include cracks which average $250 to $800, leaks running between $2,000 and $7,000, and bowing walls costing between $4,000 and $12,000.
Additional necessary costs include soil reports at $500 to $3,000 and drainage systems averaging $2,800 to $6,500.
When it's time to fortify the most important structure in your home, expect foundation repair costs to average about $5,172, or between $2,224 and $8,129. The cost of foundation repair ultimately depends on the type of foundation used, the size of the home, soil stability, and more. In this guide, we’ll break down all the factors so you can budget for your foundation repair.
Foundation Repair Cost Factors
A few factors influence the final cost when calculating foundation repair costs, such as the foundation type, materials, labor, permits, and extent of damage.
Foundation Type
Your options for foundation repairs will vary based on your home’s foundation type, whether it’s a basement, a concrete slab, cinder blocks, bricks, or a crawl space. Prices for each foundation type also depend on the type and extent of damage since there’s no single solution for all foundation problems.
| Foundation Type | Average Repair Cost |
|---|---|
| Basement | $2,300–$7,600 |
| Concrete slab | $350–$20,000 |
| Cinder block and brick | $350–$25,000 |
| Pier and beam | $750–$25,000 |
| Stem wall | $350–$20,000 |
Foundation Size
Foundation size directly impacts the cost of fixing it. The larger the home, the larger, heavier, and more structurally complex the foundation tends to be. Large foundations also often require more equipment and materials for repairs.
The per-square-foot cost of foundation repairs ranges between $1.50 and $12 per square foot on average. The range accounts for everything from minor sealant upgrades to full epoxy replacement. Prices can go much higher per square foot for certain materials, but assume this range on average when considering the full area of your home's foundation.
| Foundation Size (sq. ft.) | Cost Range |
|---|---|
| 500 | $750–$6,000 |
| 1,000 | $1,500–$12,000 |
| 1,500 | $2,250–$18,000 |
| 2,000 | $3,000–$24,000 |
| 3,000 | $4,500–$36,000 |
Soil Stability
You may think the ground is solid, but soil expands, contracts, and shifts over time. Some soil types are more stable than others, and that stability affects how water drains through it. Insufficient drainage can cause erosion under your home, impacting your foundation. You may need a professional soil report to understand what’s causing your foundation issues.
Severity of the Issue
The worst-case scenario with foundation problems is an unsafe home that must be condemned because it is uninhabitable. This happens if a foundation is built improperly or has been poorly maintained. A settling foundation causes wall cracks and doors that won’t open or close properly. Your foundation repair cost will depend on how bad the damage is and your foundation type—hire a foundation repair inspector to fill you in on the severity of your foundation problem.
Some early signs of foundation issues are cracks and water leaks, and then later, settling and sinking. Knowing the difference between signs of foundation problems versus settling can help you catch it earlier and hopefully save you some strife—and money.
Type of Repair
The cost of foundation repair can depend on the repair method used to fix your problem. Many types of foundation repair are available, each requiring specific materials and experience. You can hire a foundation repair pro near you to fix most issues.
| Repair Type | Average Cost |
|---|---|
| Foundation lifting | $20,000–$23,000 |
| Mud- or slab-jacking | $500–$1,300 |
| Piering or underpinning | $1,000–$3,000 |
| Reinforcement strips | $4,000–$12,000 |
Type of Issue
Every foundation problem comes with a unique price tag, particularly when a contractor has to take multiple approaches to fix it. Foundation crack repair costs, for example, depend on whether the problem stems from drainage problems, soil instability, or poor installation.
Leaks may require contractors to add a range of waterproofing methods to your foundation or investigate the source of the water from inside or outside your home. In more extreme cases, a bowing wall or sinking foundation will require major reinforcement or even replacement.
| Foundation Issue | Cost Range |
|---|---|
| Foundation cracks | $250–$800 |
| Foundation leaks | $2,000–$7,000 |
| Home settling | $5,000–$25,000 |
| Foundation reinforcement | $1,000–$5,000 |
| Bowing Walls | $4,000–$12,000 |
| Poor soil drainage | $800–$15,000 |
Accessibility
If the issues with your home’s foundation are difficult for workers to reach, landscaping may need to be removed and replaced for accessibility. This adds to the total cost of your project. On the other hand, crawl space foundation repairs tend to cost less because crawl spaces are very easy to access.
Structural Reports
The cost of a structural report ranges from $300 to $1,000. A structural report is a collection of information taken directly from the foundation’s condition. If you think your house has foundation issues, hiring an unbiased professional to document the problems and suggest solutions is a smart way to determine the necessary fixes before hiring a company. Using the report as a guide for the estimate eliminates overpaying.
Soil Report
A geotechnical engineer can do a soil report for $500 to $3,000. These reports reveal the type and condition of the soil around a home. They're often done when homes are built, but soil can contract and expand over time. Having a new report done can help you determine foundation problems your soil may be causing and how to solve them.
Foundation Replacement
Replacing the entire foundation of a house requires the house to be lifted, which can lead to costs of $20,000 to $100,000. You may be able to avoid foundation replacement if you notice issues early on and have them repaired before they get worse.
Lifting the House Structure
The cost to lift a house is between $20,000 to $23,000. This massive project is usually only necessary when a foundation is severely damaged and requires intensive repairs or total replacement.
Landscaping and Drainage Systems
Landscaping and tree removal services cost $200 to $500. Landscapers can clear the area around your foundation so repairs can be made, then return after repairs are complete to restore your landscaping. They'll also remove tree roots growing under your foundation and causing damage.
Poor drainage can cause some foundation problems. Excess water can erode, expand, or contract soil. A drainage system installation costs $2,800 to $6,500. Some homes need gutters and downspouts, while others need French drains, tile drains, or drainage cut directly into the concrete foundation.
Location
The cost of foundation repair also varies by location. The cost of labor and materials in your area will affect the price, as will your local climate. Homes in warm climates are more likely to have slab foundations, whereas homes in areas with freeze cycles do best with basements and crawl spaces. The average size, design, and soil variety also sway your bottom line. Let's take a look at some common cities in different regions of the U.S.
| City | Cost Range |
|---|---|
| New York | $1,700–$5,500 |
| Los Angeles | $3,200–$9,200 |
| Miami | $4,500–$9,100 |
| Denver | $3,500–$14,000 |
| Houston | $3,300–$6,800 |
Labor
You should hire a professional to repair your foundation. Labor costs to repair a foundation run around $200 per hour, but you should get quotes from at least three different pros before you book.
Permits
You’ll need to get permits from your local municipality before starting foundation repair work. The average cost for these types of permits runs between $75 and $150.
Materials
The materials depend on your specific foundation issue, but some common ones include the following:
| Material | Cost |
|---|---|
| Epoxy | $8-$12 per square foot |
| Sealant | $1.25-$4 per linear foot |
| Polyurethane foam | $8-$25 per square foot |
| Cement | $120-$185 per yard |
| Jacks | $500-$1,300 |
| Waterproofing items | $2,000-$7,000 |
| Grout | $5-$6 per square foot |
| Hydraulic piers | $1,000-$3,000 per pier |
| Carbon fiber | $85-$250 per foot |
| Steel reinforcement strips | $4,000-$12,000 for a dozen |
| Steel support beams | $6-$20 per foot |
Why You Should Hire a Foundation Repair Pro
Hiring a local foundation repair pro costs more upfront, but you benefit from faster, safer repairs, long-term structural stability, and peace of mind. Pros bring specialized tools and expertise, making the process smoother and often saving you money on future damage or costly renovations.
Here’s why it’s ideal to hire a foundation repair pro
Repairing a foundation is a complex project that requires structural knowledge, proper equipment, and experience with soil and building conditions. Here are some of the top reasons to work with a pro:
Foundation repair pros ensure your home’s structure, plumbing, and surrounding landscaping aren’t further damaged during the repair process.
They have the tools and materials needed to address issues safely and effectively, whether it’s cracks, settling, or shifting walls.
Working with a pro ensures your foundation is stabilized correctly, protecting your home from water damage, uneven floors, and structural hazards.
Bundling foundation repair with services like drainage improvements, waterproofing, or basement reinforcement can reduce long-term maintenance costs and protect your home’s value.
How to Save on Foundation Repair Costs
Your home's foundation is a critical part of its structure, and repair costs can add up. While trying to get the most bang for your buck is one thing, avoid the temptation to cut corners. You want to hire a good foundation repair contractor who does quality work. Here are some tips for finding the right pro and saving a little money along the way:
Get multiple quotes: Talk to at least three local pros and ask questions specific to the problems you’re seeing to get an accurate quote from each.
Get free inspections: You may be able to avoid the cost of foundation inspection, as some contractors offer free inspections before you commit.
Ask for temporary options: If you don't have the budget for a complete fix now, find out if there is anything you can do to safely buy time.
Prioritize critical repairs: Ask contractors to start with the most important repairs so you can save for minor maintenance later on.
Make a payment plan: Some contractors offer long-term payment plans, so you don't have to pay for everything at once.
Be cautious: If a price sounds too good to be true, it probably is. Research each contractor's reputation and read their reviews.
The best way to save on this project is to spot problems early. Keep tabs on the drainage around your home and ensure your spouts and gutters work correctly. Mark any cracks you find and watch for changes over a few months. If you suspect your foundation needs repairs, have a pro inspect it immediately.
Next Steps: Finalize Your Project With a Foundation Pro
Be ready to provide details about your foundation’s condition, including any visible cracks, water intrusion, or settling, as this information helps your pro determine the appropriate repair methods.
If your budget allows, ask your pro about optional services like waterproofing, underpinning, or installing drainage systems to prevent future issues.
Be prepared for unexpected costs, such as discovering structural damage, soil instability, or additional repairs to connected walls or flooring once work begins.
Discuss your timeline and accessibility with your pro, as factors like landscaping, nearby structures, and seasonal conditions can affect how long repairs will take.
How Angi Gets Its Cost Data
Home is the most important place on earth, which is why Angi has helped more than 150 million homeowners transform their houses into homes they adore. To help homeowners with their next project, Angi provides readers with the most accurate cost data and upholds strict editorial standards. We’ve surveyed thousands of real Angi customers about their project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We pair this data with research from reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.
Want to help us improve our cost data? Send us a recent project quote to [email protected]. Quotes and personal information will not be shared publicly.
Frequently Asked Questions
The homeowners guide to foundation repairs
From average costs to expert advice, get all the answers you need to get your job done.
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