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How Much Does Foundation Repair Cost in Austin, TX? [2025 Data]
Normal Range: $3,822 - $9,809
Foundation repair in Austin, TX costs an average of $6,815, but it can range from $3,822 to $9,809, 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
Austin’s expansive clay soils swell during wet months and shrink during its many droughts, which puts a lot of stress on home foundations.
Rapid residential growth in the city has left many newer subdivisions vulnerable to soil settlement and shifting slabs.
Long dry spells can create gaps under concrete slabs, leading to cracks and uneven settling.
Homes built on slopes around Austin’s hillier areas often face lateral soil pressure against foundation walls, which can lead to problems.
Austin’s housing ranges from historic bungalows in central neighborhoods to expansive new builds on the city’s outskirts, and each comes with distinct foundation needs. On average, homeowners spend around $6,815 on foundation repairs, though prices commonly fall anywhere between $3,822 and $9,809. The final cost depends on factors like the foundation type, the extent of the damage, and the repair method required. This guide breaks down these and other factors to help you estimate costs and prepare for your foundation repair.
Foundation Repair Cost Factors
The price of foundation repairs in Austin, TX, can vary quite a bit depending on what you’re working with. For instance, the type of foundation your home was built on, the type of repair, and the root cause of the damage all play a role in what you’ll end up paying.
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 | Average Cost |
|---|---|
| 1,000 | $1,500–$12,000 |
| 1,200 | $1,800–$14,400 |
| 1,500 | $2,250–$18,000 |
| 1,800 | $2,700–$21,600 |
| 2,000 | $3,000–$24,000 |
| 2,500 | $3,750–$30,000 |
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.
In Austin, slab foundations are the most popular, particularly in newer subdivisions where quick, large-scale construction has been common in recent years. These slabs don’t require the upkeep of basements, but the city’s clay-heavy soils and long dry spells can cause them to shift, crack, and/or sink as the ground expands and contracts.
Crawl spaces are also fairly common in the city, especially in older Central Austin neighborhoods. While they make plumbing and wiring more accessible, they’re vulnerable to moisture buildup, pests, and wood rot unless properly sealed and maintained. Though basements are rare in Austin due largely to potential flooding, brick or block foundations do show up in older homes, where mortar wear and soil pressure can eventually demand repairs.
| Foundation Type | Average Repair Cost | Pros | Cons |
|---|---|---|---|
| Basement | $3,000–$15,000 | Adds extra living or storage space where it exists | Very uncommon locally; moisture and drainage issues can be expensive |
| Concrete Slab | $3,000–$8,500 | Most common in Austin; simple design with minimal upkeep | Cracks and uneven settling are common in Austin’s clay soil |
| Crawl Space | $2,000–$12,000 | Easy access to plumbing and utilities | Prone to humidity, mold, and pests without encapsulation |
| Brick/Block | $3,500–$10,000 | Found in older Austin homes; durable when maintained | Mortar deterioration and shifting are frequent in Austin’s unstable clay soil |
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 | $18,000–$22,000 |
| Mud- or slab-jacking | $600–$1,600 |
| Piering or underpinning | $1,800–$4,000 |
| Reinforcement strips | $3,500–$10,000 |
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 | $300–$900 |
| Foundation leaks | $2,500–$8,000 |
| Home settling | $4,000–$20,000 |
| Foundation reinforcement | $1,200–$6,000 |
Foundation Repair Pro Costs
When hiring a foundation repair pro in Austin, the bill covers more than the materials and repair method. Factors like local labor rates, city permitting requirements, and the contractor’s insurance and licensing can all impact the total cost.
Labor
In Austin, foundation repair labor rates usually fall between $75 and $150 per hour. These rates are slightly lower than those in some bigger cities, but Austin’s expansive clay soil can shift dramatically between wet and dry seasons, which can make foundation repair jobs here more time-consuming and therefore more expensive.
Permits
Foundation repair projects in Austin that involve structural changes, like adding piers, cutting into slabs, or excavating around footings, require a building permit from the city’s Development Services Department. Permit fees are calculated based on the overall value and scope of the work, with standard residential permits typically ranging from $300 to $600.
Licensing and Insurance
In Austin, foundation repair companies need a Residential Building Contractor or General Contractor license issued through the Texas Department of Licensing and Regulation. Active liability insurance and workers’ compensation coverage are also required. The cost of maintaining these credentials is typically included in a contractor’s pricing, but it protects you from liability if injuries or property damage happen during the job. Always confirm that your contractor’s license and insurance policies are current before any work begins.
Does Foundation Repair Affect Home Value?
Foundation repairs in Austin rarely translate into a direct return on investment (ROI), but they play a critical role in protecting your home’s market value. Structural problems such as cracked slabs, uneven floors, and settling foundations can make a property far more difficult to sell. Addressing these issues helps preserve the home’s standing in a competitive housing market like Austin.
And in Central Texas, where expansive clay soils and seasonal drought cycles make foundation movement common, documented repairs and waterproofing can also reassure buyers that a property has been stabilized. So while you may not recover the cost dollar for dollar, completing the work helps safeguard your home’s structural integrity and competitiveness in Austin’s active market.
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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