How Much Will It Cost To Fix Your Foundation?
These general foundation repair cost estimates should give you an idea:
Accurate foundation repair cost estimates will vary, but knowing what kind of foundation you have, what type of damage has been done and the environment you live in can at least give you a ball park amount. There's no doubt that foundation problems cost money, but you might be surprised to find that they might be easier on your checkbook than you expected. Then again, maybe not.
Keep in mind that none of these estimates should ever substitute for an opinion of a qualified foundation contractor and/or engineer. And for the purpose of this article, I will only address home foundation repair, rather than commercial, industrial or even multi-residential (like apartment) applications.
Many people don't realize that a house's foundation is so much more than a "resting place" for the house itself. Each one has been (or at least should have been) individually designed to meet the needs of the house itself, but also the surrounding soil conditions and environment. And part of that design could include a number of different types of foundations. Needless to say, different foundation repair methods - and different costs - will vary as a result of these variables.
For instance, different building codes and techniques have changed over the years, and if your home isn't relatively new, there's a good chance that it was built to specs that are outdated by today's standards. This is especially true of older homes, particularly anything built between the 1920s and 1940s. And if your home was built before that, there might not have been any codes in place at all! Many older homes don't even have concrete foundations, but instead utilize blocks, bricks or even stones held together by some kind of grouting substance.
Most relatively modern homes have concrete foundations, but the types of designs can differ dramatically. However, poured concrete foundation repair is typically less "dangerous" than an old stone foundation, if for no other reason than disturbing an unstable older foundation can actually cause more problems during the "fix" process than you'll get out of the patchwork.
Furthermore, different states have different construction codes. Texas, for instance, has used a lot of "slab foundations," whereas the rest of the country has not.
And of course there's the issue of the type of damage. A crumbling foundation fix will cost much more than a crack... at least usually. Cracks are the most common type of problem, and are usually associated with the foundation either settling into the surrounding soil or moisture damage. A competent contractor will be able to identify the cause of the problem, and then take measures to both fix the foundation and eliminate the cause of the crack in the first place. An average foundation crack repair cost could be as little as a few hundred dollars or as much as $15,000 or more. Again, foundation cracks repair easier than eroded or crumbling walls, but not always.
And as you can probably imagine, the costs associated with repairing them vary based on the type, materials and severity of the damage. Obviously a competent contractor or engineer will be able to determine the proper foundation repair methods for your situation. Sometimes the solution might be foundation repair piers, which are driven into the ground beside the home and act as a support crutch. Other times the home will need to be lifted with jacks while the repairs are made, and then lowered back down.
All told, you are likely going to be spending at least several thousand dollars on any project. If the fix is simple, such as curing a crack before it becomes major (and fixing the source of the crack, such as rerouting water drainage), you might walk away spending less than $1,000. On the other hand, I have seen home foundation repair costs eclipse the $40,000 mark.