Foundation Repair Costs
The foundation of your home is the lowest load-bearing part of the structure. This base provides the footing and strength your home needs to stand for a lifetime and more.
There are a few things homeowners can do to prevent foundation failure but the reality for most homeowners is that they’ll eventually run into foundation problems especially if they live in areas with expansive soil.
Expansive soil causes stress on the concrete slab foundation of your home and too much stress can cause it to crack. Unaddressed cracks can eventually lead to major foundation failures. The longer the damage goes unaddressed the more costly repairs end up being. Not only can the cost to repair the foundation increase over time but delaying the repair can lead to problems with the home’s structure as well.
You should contact a foundation repair specialist for an evaluation if you notice these foundation problem symptoms:
- Doors sticking
- Cracks in drywall
- Window caulk separating
- Cracked & broken bricks
- Uneven floors
What factors into the cost of a foundation repair?
The company you choose will consider a number of factors when pricing the cost of your repair project. Material cost, labor, inspections, and licenses are just a few of the elements considered in a foundation repair bid.
The type of foundation repair also impacts the cost. What kind of repairs are available? The repair method for your project will depend on the severity of the foundation problem. Costs will vary but you can use the ranges below to give you an idea of how much your repairs may cost (remember some cost more and some cost less).
How much does it cost to repair a foundation crack repair?
Minor cracks can cost between $250 to $800. Cracks occur when there is too much pressure on the foundation, you’ll often find these on the perimeter of the concrete slab.
Cracks that are wider than ⅛” are a cause for concern but smaller cracks that don’t affect the structure are more easily fixed. In fact, some professionals might recommend that the homeowner try to repair the crack on their own to save on the cost of a professional repair. Small cracks are often repaired by injecting an epoxy or polyurethane foam into the opening. Filling the crack prevents further moisture from entering the foundation.
Average Foundation Repair Cost For Piers and Slab Jacking
For more severe foundation problems the costs can rise significantly. In some cases, the foundation needs to be raised, leveled and may require additional support beams. Your contractor and structural engineer can help determine the right solution for your foundation problem.
Piering and Underpinning
Piering and underpinning the foundation involves placing piers under the house and lifting the structure back to its original level. Depending on the company, materials, and scope of the project each pier can cost between $1,000-$3,000. For a home that requires multiple piers on the inside and on the outside of the structure, this can quickly become an expensive repair. Fortunately, piering and underpinning are considered the best option to provide a permanent solution for settling foundations.
Leveling and Slab Jacking
Leveling and slab jacking (also known as mudjacking) the foundation involves pumping a concrete mixture into air pockets that form beneath the concrete foundation. As the air pockets are filled with this grout mixture the foundation is pushed back to its original level.
The cost for this service is typically $3,600, sometimes more depending on the scope of the project.
The type of foundation your home is built on will also affect the cost of foundation repair. In North Texas, concrete slab foundations are most common followed by pier and beam foundations. Some other foundation types include brick and block and basements.
Whichever type of foundation your home has, make sure to contact a foundation specialist to identify any foundation problems while they are small. The best way to prevent costly repairs in the future is to fix any problems before they expand.
