Guides & advice · Foundation Repair
Foundation Repair: costs, choices and hiring advice
Catch cracks and settling early, while repairs are smaller. Here is what to know before you get quotes.
What it costs
$2,225–$8,133
Foundation repair ranges from sealing a few cracks to stabilizing a settling house, so getting the problem diagnosed comes first.
- Sealing a few non-structural cracks$250–$800
- Leveling a sunken patio or garage slab$500–$1,300
- Stabilizing a settling corner with 6 piers$6,000–$18,000
Choices that change the price
- Cosmetic or structural symptomsThin vertical cracks are often shrinkage.
- Engineer or repair companyA structural engineer has no stake in selling a repair.
Problems and hidden costs to watch for
- DrainageWater is behind many foundation problems.
- Landscaping and accessPiers and exterior work may disturb landscaping, walkways or driveways.
- Interior finishesFinished basements may need drywall or flooring removed for access.
- Permits and engineer sign-offSome repairs need a permit or an engineer’s letter, which also helps when you sell.
Upkeep and lifespan
- Monitor cracksMark crack ends with a pencil and date them to see if they grow.
- Keep water awayKeep gutters clean and soil sloped away from the house.
Hiring and comparing quotes
- What is causing the movement, and how do you know?
- Has an engineer reviewed this plan?
- How many piers or anchors, and how deep will they go?
- Is the warranty transferable to a future buyer?
All foundation repair guides
Common problems
- Foundation Cracks Getting Bigger: When to WorryMany hairline cracks are normal shrinkage. Cracks that widen, shift or leak need a professional evaluation. How to track them.
- Sticking Doors: Humidity or Foundation Movement?Seasonal swelling is common. Doors that suddenly stick along with cracks or sloping floors can point to foundation movement.
- Sloping or Uneven Floors: Causes and Next StepsSome slope is common in older homes. Increasing slope, soft spots or slopes with cracks need an evaluation. What causes it and what to check.
Hiring and comparing quotes
- Foundation Inspection Cost: Structural Engineer vs. Repair CompanyAn engineer's evaluation runs $230–$3,800 and gives an independent diagnosis. Repair company inspections are often free but come with a sales pitch.
- Drainage Problems Around Your Foundation: Which Professional Should You Call?Gutter installers, landscapers, waterproofing contractors, foundation repair companies and structural engineers each handle a different part of the problem.
- How to Compare Contractor Estimates (With an Annotated Example)Line up scope, quantities, allowances, exclusions and warranty terms so you compare the same job, not just the bottom line.
- Questions to Ask Before Hiring a ContractorA practical checklist for the first call, the estimate visit and before you sign, plus links to project-specific questions.
- How to Verify a Contractor's License and InsuranceWhere to look up a license, how to confirm insurance with the insurer, and what each check does and does not tell you.
- Quote comparison worksheetLine up up to three quotes side by side
Budget tools
Cost figures are national ranges from the sources listed in the cost guide. They are not a quote from FixFinch or any contractor.