Last updated: October 2026 · Cost data from the sources listed at the end
Foundation repair costs about $5,200 on average, and most homeowners pay between $2,200 and $8,100. Sealing a single crack can cost as little as $250, while stabilizing a sinking house with piers or underpinning often runs $10,000 to $30,000. The problem you have, and the method used to fix it, matter far more than the size of your home.
In this guide
National average: about $5,200 (This Old House, October 2026). A structural engineer’s report adds roughly $500–$3,000.
Foundation repair cost by problem
| Problem | Typical cost |
|---|---|
| Cracks (per crack, sealed) | $250–$800 |
| Leaks and water seepage | $2,000–$12,000 |
| Bowing or leaning basement walls | $5,000–$15,000 |
| Settling or sinking foundation | $4,500–$20,000 |
| House lifting and foundation replacement | $20,000–$100,000 |
Not sure which problem you have? Start with signs of foundation problems. For cracks specifically, see foundation crack repair, and for a horizontal crack, horizontal crack in basement wall.
Cost by repair method
| Method | What it does | Typical cost |
|---|---|---|
| Epoxy or polyurethane injection | Seals cracks against water | $250–$800 per crack |
| Wall anchors | Holds or pulls back bowing walls | $500–$1,000 each |
| Carbon fiber straps | Reinforces cracked or slightly bowing walls | $900–$2,000+ per crack |
| Steel push piers | Supports and lifts a sinking footing | $1,000–$3,000 per pier |
| Helical piers | Supports footings, good for lighter structures | $2,000–$4,000 per pier |
| Slabjacking (mudjacking or foam) | Lifts a sunken concrete slab | $550–$1,300 for small areas |
| Foundation sealing / waterproofing | Keeps water out of walls | $1,500–$7,300 |
| Underpinning (whole house) | Strengthens or deepens the foundation | $10,000–$30,000+ |
Pier jobs are priced per pier, so the total depends on how much of the house needs support. Ask each contractor how many piers they plan to use and why, since that number drives the total.
Cost by foundation type
| Foundation type | Typical repair cost |
|---|---|
| Concrete slab | $1,000–$10,000 |
| Crawl space | $2,500–$8,000 (can exceed $15,000) |
| Pier and beam | $2,000–$15,000+ |
| Basement, minor repairs | $500–$2,000 |
| Basement, major repairs | $2,500–$25,000 |
Other costs to budget for
| Item | Typical cost |
|---|---|
| Structural engineer’s report | $500–$3,000 |
| Foundation inspection by a repair company | $400–$750 (often free with repair) |
| Soil report (if needed) | $500–$3,000 |
| Permits | $75–$1,000+ |
| Restoring landscaping, drywall or flooring | Varies |
Foundation repair companies often inspect for free, but they also sell the fix. A licensed structural engineer has nothing to sell and writes a report that says what is wrong and what is needed. Contractors can then quote the same scope, which makes quotes easier to compare and helps you avoid paying for more piers than you need.
Signs you need foundation repair
- Horizontal cracks or bowing in basement walls.
- Cracks wider than about 1/4 inch, or cracks that keep growing.
- Stair-step cracks in brick or block.
- Doors and windows that suddenly stick, or gaps around frames.
- Sloping or bouncy floors, or gaps between walls and the ceiling.
What causes foundation problems?
- Water: poor drainage, clogged gutters and downspouts that empty next to the house saturate the soil.
- Expansive clay soil that swells when wet and shrinks during droughts.
- Poorly compacted fill under the house settling over time.
- Plumbing leaks under a slab washing out or softening soil. See slab leak repair cost.
- Tree roots drawing moisture out of the soil near the foundation.
- Frost heave in cold climates.
Does homeowners insurance cover foundation repair?
Usually not. Standard policies exclude settling, shifting soil, gradual wear, slow leaks and poor construction, which cause most foundation problems. Earthquake and flood damage also need separate coverage.
A foundation repair may be covered when a sudden, covered event caused the damage, for example a burst pipe that floods the soil under the house, a vehicle hitting the wall, or an explosion. If that is your situation, document everything and get a structural engineer to state the cause in writing.
How to save money on foundation repair
- Act early. A sealed crack costs hundreds; a sinking corner left for years can cost tens of thousands.
- Fix drainage first. Gutters, downspout extensions and regrading are cheap and often slow or stop the problem.
- Get at least three quotes based on the same engineer’s report.
- Ask about transferable warranties. Many companies offer long or lifetime warranties on piers and anchors, which helps when you sell.
FAQ
How much does it cost to fix a foundation?
The average is about $5,200, with most repairs between $2,200 and $8,100. Small crack repairs start around $250, and major work with piers or underpinning can exceed $30,000.
Is foundation repair worth it?
Yes, when the problem is structural. Foundation issues tend to get worse and more expensive, they can damage the rest of the house and they usually have to be disclosed or fixed before a sale.
How long does foundation repair take?
Crack injections take a few hours. Pier and wall anchor jobs usually take a few days, and major underpinning can take longer. Your contractor should give you a schedule in writing.
Can I sell a house with foundation problems?
Yes, but you will usually need to disclose known issues, and buyers will factor repair costs into their offer. An engineer’s report and repair quotes help you negotiate.