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How Much Does Foundation Repair Cost in Detroit, MI? [2025 Data]
Normal Range: $560 - $3,180
Foundation repair in Detroit, MI costs an average of $1,870, but it can range from $560 to $3,180, 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 in Detroit can be challenging because the City’s clay-rich soil may cause significant structural damage to the foundation as it swells and shrinks through wet-dry cycles.
Common problems foundations in Detroit experience include cracking, water intrusion, settlement, and heaving.
Detroit requires a permit for changes to the foundation’s structure or the plumbing and drainage systems.
Pier-and-beam foundations are more suitable than full slab foundations for Detroit homes.
Detroit has clay-rich soil, which swells when wet and shrinks up once dry, putting more strain on a home’s foundation than regular soils. If you own a home in Detroit, you almost always need to budget for foundation repair due to the accumulating settlement and heaving. Foundation repair in Detroit costs $1,870 on average, and most homeowners pay between $560 and $3,180. Take a look below to see what you should expect for your foundation repair.
Foundation Repair Cost Factors
Foundation repair cost in Detroit is affected by the following factors: type of damage, severity of damage, foundation size, foundation type, additional restoration needs, and additional service needed for plumbing, drainage, or waterproofing.
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 $3 and $11 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.
| Home Size in Sq. Ft. | Foundation Size in Sq. Ft | Average Cost of Repair |
|---|---|---|
| 1,000 | 1,000 | $3,000–$11,000 |
| 1,200 | 600 | $1,800–$6,600 |
| 1,200 | 1,200 | $3,600–$13,200 |
| 1,800 | 900 | $2,700–$9,900 |
| 1,800 | 1,800 | $5,400–$19,800 |
| 2,000 | 1,000 | $3,000–$11,000 |
| 2,000 | 2,000 | $6,000–$22,000 |
You can include costs per square foot, linear foot, cubic yard, etc.
| House Size in Square Feet | Roof Size in Square Feet | Average Cost |
|---|---|---|
| 1,000 | 1,120 | $4,900–$12,300 |
| 1,200 | 1,340 | $5,800–$14,700 |
| 1,400 | 1,565 | $6,800–$17,200 |
| 1,600 | 1,790 | $7,800–$19,700 |
| 1,800 | 2,010 | $8,800–$22,100 |
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.
Due to the high volatility of clay-rich soil, slab-on-grade foundations are the least compatible in Detroit and are prone to cracking as the ground shifts. However, since it is the easiest and most affordable to install, many homeowners still opt for this type of foundation. It is also preferred for those hoping to utilize a basement space for storage or as a living space.
The second most popular are pier-and-beam foundations, which rely on concrete pillars (piers) or columns to support your home’s frame on beams. This type of foundation is slightly more expensive but significantly reduces moisture buildup and settlement impact. Finally, a raft foundation, which uses a reinforced cement slab, would be the most advanced option that provides enough strength to resist clay-soil movements and water penetration while allowing for a functional basement.
| Type of Foundation | Average Cost to Repair Per Sq. Ft. | Pros | Cons |
|---|---|---|---|
| Slab-on-Grade | $3–$5 | Most affordable cement foundation option; allows for a functioning basement | Vulnerable to clay soil heaving; prone to water damage and moisture intrusion |
| Pier-and-Beam | $1,000–$3,000 per pier | Better ventilation and spacing to allow for moisture passage and soil movement | Higher cost; only works as a crawlspace |
| Raft Foundation | $11–$15 | The most durable cement foundation option that can also be used for a finished basement. | Highly expensive; requires professional installation |
| Cinder Blocks | $3–$5 | Easy to install, highly affordable. | Not the strongest against expansive clay soil |
| Roof Type | Average Cost Installed | Pros | Cons |
|---|---|---|---|
| Gable Roof | $7,000–$20,000 | Durable and affordable | Prone to wind damage |
| Hip Roof | $24,000–$36,000 | Can be combined with other roofs | Prone to leaking |
| Flat Roof | $8,000–$26,000 | Energy-efficient | Not ideal for heavy rain |
| Mansard Roof | $10,000– $60,000 | Increased natural light | Expensive to install |
| Gambrel Roo | $16,000–$28,000 | Provides ample attic space | Requires frequent maintenance |
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.
| Type of Repair | Average Cost |
|---|---|
| Cracked Concrete | $500–$1,000 |
| Foundation Settlement (Slabjacking) | $2,000–$5,000 |
| Water Damage Restoration | $3,000–$10,000 |
| Mold Restoration | $10–$20 per sq. ft. |
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.
| Type of Issue | Average Cost |
|---|---|
| Soil expansion, Settlement, and Heaving | $2,500–$6,000 |
| Moisture Intrusion (Waterproofing) | $22–$36 per sq. ft. |
| Water Damage | $3,000–$10,000 |
Foundation Repair Pro Costs
Foundation repair contractors in Detroit, MI charge $100 to $300 per hour for labor and material on average. Most repairs, including foundation slackjacking, require a permit from the city since the foundation is crucial to your home’s structural integrity. Many contractors would order an inspection from a structural engineer if they notice significant damage, which would cost another $100 to $300.
Depending on the type of foundation problem you have, you may also need additional services, such as foundation waterproofing or adding a French drain around your home to better prevent water from entering. Therefore, make sure you check your contractor’s certificates, insurance, and client testimonials. Foundation repair in Detroit can be highly challenging due to the expansive clay soil, and it is important to work with an experienced and professional foundation company.
Does Foundation Repair Affect Home Value?
Homes with damaged foundations are often regarded as unsafe, heavily discouraging potential buyers from moving forward. This is extremely true in Detroit, MI, due to the high clay content in the soil. With frequent expansion and contraction, foundations in Detroit homes take on more burden than in other places. This means that minor cracks can become alarming in Detroit, signaling potential structural damage. In fact, many homeowners would request the seller to repair the foundation as part of their offer. Therefore, not repairing your foundation in Detroit, MI, not only reduces your home’s value, but can sometimes become the reason a deal falls through.
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.
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