How much does foundation repair cost?
Foundation repair costs $2,200 to $8,500 for a typical job, averaging about $5,000. Minor crack sealing runs $500 to $1,500, while full underpinning with piers reaches $15,000 to $40,000.
National average
$5,000
Typical low
$2,200
Typical high
$8,500
Per pier
$300 – $2,400
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Estimated project cost
$2,400 – $6,400
Most homeowners pay around $4,400
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Cost by material
Installed pricing per pier.
| Option | Installed cost |
|---|---|
| Crack injection | $300 – $900 |
| Concrete pressed piers | $300 – $800 |
| Steel push piers | $1,000 – $2,000 |
| Helical piers | $1,200 – $2,400 |
| Mudjacking | $150 – $600 |
| Polyurethane foam | $300 – $900 |
Cost by problem
| Problem | Method | Typical cost |
|---|---|---|
| Hairline cracks | Epoxy or polyurethane injection | $300 – $900 |
| Horizontal wall cracks | Carbon fiber straps | $500 – $1,200 per strap |
| Bowing basement wall | Wall anchors or braces | $4,000 – $15,000 |
| Settling corner | 4 – 8 piers | $3,000 – $12,000 |
| Whole-house settlement | 15 – 25 piers | $15,000 – $40,000 |
| Sinking slab / driveway | Mudjacking or foam | $600 – $2,500 |
| Water intrusion | Drainage and waterproofing | $2,500 – $12,000 |
Warning signs
| Sign | Severity |
|---|---|
| Hairline cracks under 1/8 inch | Monitor — usually normal curing |
| Doors and windows sticking | Investigate |
| Stair-step cracks in brick | Get an evaluation |
| Cracks wider than 1/4 inch | Structural — act now |
| Sloping or bouncing floors | Structural — act now |
| Bowing or leaning walls | Urgent |
Where the money goes
A typical project budget, broken down by line item.
- Labor and crew42% · $2,100
- Piers and materials30% · $1,500
- Excavation and site work16% · $800
- Engineering, permits and restoration12% · $600
Cost by region
Labor markets move the number more than any other single factor.
Northeast metro
$2,596 – $10,030
+18% vs. national average
West Coast metro
$2,684 – $10,370
+22% vs. national average
Mountain West
$2,310 – $8,925
+5% vs. national average
Midwest
$2,200 – $8,500
At the national average
South & Southeast
$2,090 – $8,075
-5% vs. national average
Rural nationwide
$1,980 – $7,650
-10% vs. national average
Common add-ons
Line items that show up on most quotes but rarely in the headline price.
Structural engineer report
Soil test
Interior pier access and concrete patch
Per pier
Drainage correction / French drain
Root barrier
Landscaping restoration
DIY vs. hiring a pro
Hire a pro
$2,200 – $8,500
Do it yourself
$50 – $400
You can seal a non-structural hairline crack with an epoxy kit and improve grading and gutters yourself. Any movement, lifting or load-bearing work requires an engineered design and a licensed contractor.
Ways to save
Practical levers that lower the bill without cutting quality.
- Pay an independent structural engineer $400 to $1,200 first so you buy the repair you actually need, not the one being sold.
- Fix drainage, gutters and grading — many settlement problems stop progressing once water is controlled.
- Get three bids with pier counts and depths spelled out; counts vary wildly between contractors.
- Ask about interior versus exterior pier placement — exterior is usually cheaper.
- Choose a company offering a transferable lifetime warranty; it protects resale value.
Questions to ask your contractor
- 01What is causing the movement, not just where it shows?
- 02How many piers, at what spacing, and driven to what depth or refusal pressure?
- 03Is an engineer designing and inspecting the repair?
- 04Will you attempt to lift the foundation or only stabilize it?
- 05Is the warranty transferable to a future owner, and what voids it?
- 06Who repairs the landscaping, concrete and interior finishes afterward?
Frequently asked questions
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Get foundation repair quotesFoundation Repair cost by city
Local labor rates, permits and climate change the number. Pick your city for prices near you.
Foundation Repair cost in Los Angeles, CA
$2,728 – $10,540
Foundation Repair cost in San Diego, CA
$2,596 – $10,030
Foundation Repair cost in San Jose, CA
$3,036 – $11,730
Foundation Repair cost in San Francisco, CA
$3,190 – $12,325
Foundation Repair cost in Oakland, CA
$2,904 – $11,220
Foundation Repair cost in Sacramento, CA
$2,376 – $9,180
Foundation Repair cost in Fresno, CA
$2,156 – $8,330
Foundation Repair cost in Long Beach, CA
$2,684 – $10,370
Foundation Repair cost in Anaheim, CA
$2,640 – $10,200
Foundation Repair cost in Santa Ana, CA
$2,618 – $10,115
Foundation Repair cost in Irvine, CA
$2,772 – $10,710
Foundation Repair cost in Riverside, CA
$2,332 – $9,010
Foundation Repair cost in San Bernardino, CA
$2,266 – $8,755
Foundation Repair cost in Bakersfield, CA
$2,134 – $8,245
Foundation Repair cost in Stockton, CA
$2,244 – $8,670
Foundation Repair cost in Modesto, CA
$2,200 – $8,500
Foundation Repair cost in Chula Vista, CA
$2,530 – $9,775
Foundation Repair cost in Fremont, CA
$2,970 – $11,475
Foundation Repair cost in Pasadena, CA
$2,816 – $10,880
Foundation Repair cost in Glendale, CA
$2,750 – $10,625
Foundation Repair cost in Santa Clarita, CA
$2,552 – $9,860
Foundation Repair cost in Torrance, CA
$2,706 – $10,455
Foundation Repair cost in Oxnard, CA
$2,508 – $9,690
Foundation Repair cost in San Mateo, CA
$3,080 – $11,900