How Much Will Your Foundation Repair Cost? (Financial Guide)

December 4, 2020

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If you’ve noticed foundation cracks, spalling, or other signs of foundation damage, you might wonder, “How much will foundation repair cost?” The good news is that foundation repair isn’t always as expensive as a property owner might expect; however, the longer you ignore foundation damage, the more extensive and costlier it becomes!

To ensure you’re keeping your structure in good condition and know what to expect for foundation crack repair costs, consider some vital information about foundation work. You might also note some tips on spotting signs of a bad foundation and a few reminders of what might happen if you put off those repairs!

How Much Will Foundation Repair Cost?

As with any other repair bill you might face, your foundation repair costs depend on the type and extent of the damage! Surface spalling repairs and minor crack filling can cost as low as $500 but are more likely to run between $1800 and $6000. Homeowners might expect to pay $4000 on average for basic foundation repair.

Major structural repairs including underpinning and house leveling might cost around $10,000 or even more. Services often needed in addition to foundation repairs, such as water damage cleanup in the basement or mold removal, also add to those costs.

foundation repair contractors

Real Talk: But Why is Foundation Repair SO Expensive?

One reason that foundation repair is so costly is that the job is often extensive! A reputable foundation repair contractor will start every job with a full-scale inspection, and this means checking the foundation and walls outside the home as well as inside surfaces. Interior cracks, a damp basement, and other such issues can indicate major structural damage not always visible along a foundation’s exterior surface.

Foundation Contractors Put in TONS of Labor

The labor needed to repair a foundation is also extensive. Repair contractors often need to dig around the foundation so they can access its entire face; digging and then replacing soil is very labor-intensive, and this adds to your overall costs.

Materials Can Add Up Quickly for Foundation Repair

Materials used for foundation repair also add to its cost. Steel beams are sometimes used to add support and bracing to a foundation and the structure itself. House leveling or mud jacking uses polyurethane foam, injected under a sunken or settled home; while the foam itself isn’t necessarily as costly as steel beams, a contractor might need to use copious amounts to level a home properly!

Underpinning involves adding actual pins or another layer of concrete around the foundation, for strength and stability. All of these materials are expensive themselves, and contractors also need to use heavy-duty equipment for excavating, mixing concrete, injecting polyurethane foam, and other repair methods, and this all adds to your overall costs.

All of these costs are also affected by the extent of damage, as said. If a small corner of the house is sinking, your foundation repair contractor will need to lift just that corner; if one entire side of the home has settled, however, needed fixes will require more materials and more labor!

How Much Does It Cost to Repair a Slab Foundation?

A slab foundation uses less concrete than a basement foundation or the foundation needed for heavy commercial buildings. In turn, slab foundation repair costs are typically lower than other foundation repair costs.

Most slab foundations are fixed with what are called piers, which look like giant screws. These piers are inserted into the foundation and the ground below, giving the foundation and its supporting soil added strength, preventing more cracking and breakage.

On average, slab foundation repair costs average between $3000 and $6000. House leveling and interior repairs might add to this cost. The number of piers needed to keep that slab foundation level and strong also affects your overall foundation repair costs.

Top Indicators Your Foundation is Failing Your Home & You

Visible cracks and spalling are the most obvious signs of a bad foundation, but not the only things to look for around your home! Check out some other signs of a weak or damaged foundation, and call a repair contractor if you notice any of these around your property:

  • As a home settles on a weak foundation, surfaces inside and outside the house tend to buckle and crack. You might notice cracks along interior walls and ceilings, buckled or uneven floors, buckled roof shingles or tiles, and cracks along outside walls or the home’s chimney stack.
  • Interior features also pull away from a sinking home’s framework. In turn, you might notice gaps along baseboards or crown molding, or near doorjambs and window frames.
  • When doorjambs and window frames are uneven, it becomes difficult to open and close doors and windows properly. You might also notice doors swinging open on their own, or have trouble opening and closing drawers in the kitchen or bathroom.
  • Some damaged foundations experience upheaval, or being pushed up from the ground. You might notice dirt lines around the bottom of the foundation or garage walls, or between baseboards and inside floors.
  • When a home settles and shifts, it takes items like shelves and pictures on the wall with it! Items hanging on the wall tend to look crooked and uneven, or books and other knickknacks can suddenly topple or even slide off a shelf.

What Happens If You Don’t Fix Foundation Problems?

Putting off needed foundation repair is not a solution for avoiding those costs! The longer you ignore cracks, spalling, and other such damage, the more extensive and costly they become. You also increase the risk of interior water leaks and resultant mold growth, as well as cracks along floors and ceilings and even expensive roof damage.

To better understand what happens if you don’t fix foundation problems, first consider the purpose of a foundation, which is to support a structure and keep it upright and level. The foundation also provides a barrier between a structure and the ground below, keeping damp soil away from wood framing, exterior brick, and other materials.

Your Foundation Will Weaken Day by Day

Foundation cracks and spalling indicate a weak foundation, and weak foundations cannot hold the weight of a structure. In turn, the structure will typically settle and sink along the foundation’s weakest side. As it sinks, it begins to pull on connected materials and surfaces inside and out, leading to interior and exterior cracks, a damaged roof, and buckled floors.

Poor Quality Foundations are Prone to Moisture & Water Leakage

Foundation cracks and leaks also allow water from the soil and outside humidity to seep into the home; drywall and framing absorb that water, leading to unsightly stains, cracked wood, rot, and other damage. That moisture also encourages mold growth and insect infestation, as pests are attracted to a water source as well as food sources!

It’s vital for a homeowner to remember that all this damage gets worse the longer it’s ignored. A weak foundation will continue to sink and suffer even more cracks and damage from the weight of a home or commercial structure, leading to more cracks, interior damage, mold, and other costly repairs. Since foundation damage won’t fix itself, it’s vital to call a repair contractor at the first sign of serious cracks, spalling, chips, and softened foundation concrete.

How Do You Avoid Foundation Damage?

The best way to afford foundation damage repair costs is to do everything you can to avoid those costs in the first place! An annual foundation inspection is an excellent investment for every property owner, as a foundation repair contractor can then spot small cracks, chips, and areas of spalling before they become severe. Repairing and patching those areas at the first sign of damage keeps your repair costs low.

Basement waterproofing and crawlspace encapsulation are also excellent ways of avoiding foundation damage. Waterproofing helps repel water that a foundation might otherwise absorb, keeping that concrete dry and damage-free. If your home is prone to trapped moisture and humidity in the basement, invest in a sump pump installation, to pump that water out of the house and away from the foundation.

Water collecting around a foundation’s exterior also leads to otherwise avoidable damage. Ensure your home’s gutters are always clean and clog-free, as clogged gutters allow rainwater to wash over their sides and then collect around the foundation. Check the downspouts regularly as well, so you can repair any loose connectors, leaks, dents, or other such damage.

A landscaping contractor can also check your property’s grade or slope. Your outside property should be slightly sloped away from your home or commercial building, so water in the soil drains away from the structure. Improper grading allows water to collect around the foundation, leading to cracks, spalling, and other damage.

Do You Need to Inspect a New Foundation?

A foundation inspection allows you to spot and repair minor damage before it becomes more severe, as said. However, is it necessary to inspect a new foundation, such as for a newly constructed home or business?

The short answer is yes, every foundation should have an annual inspection no matter its age. Remember that surrounding soil conditions affect a structure’s foundation; if the soil on your property is overly moist and not graded properly, your home or business might suffer foundation damage before long no matter its age.

A foundation repair contractor might also note other risks to your structure’s foundation, such as tree roots starting to wrap around the concrete or poor-quality foundation installation. Nearby construction or excavation projects also affect a property’s soil density or moisture levels, so that you might need to strengthen the soil with clay or lime or consider underpinning the foundation.

Louisville Foundation Repair Pros is proud to present this information to our readers and hope that you found it helpful. If you still wonder how much will foundation repair cost or need a residential foundation repair, don’t hesitate to contact us! We offer over 20 years of Louisville foundation repair experience and stand behind all our work with a full guarantee you can trust.

 

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