How much is foundation repair
Foundation repair prices by method, with per-pier and per-square-foot arithmetic, a sample invoice, and the factors that move a quote up or down.
Foundation repair typically costs $4,000 to $15,000, with push piers at $1,000 to $3,000 each, helical piers at $700 to $2,500 each, and slab lifting at $3 to $12 per square foot. Major structural work runs $20,000 to $40,000.
- Typical repair
- $4,000 - $15,000
- Major repair
- $20,000 - $40,000
- Push pier each
- $1,000 - $3,000
- Slab lifting
- $3 - $12 per sq ft
- Engineer inspection
- $400 - $1,500
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Foundation repair typically costs $4,000 to $15,000, and major structural work runs $20,000 to $40,000. Within that range, the price is built from units: push piers at $1,000 to $3,000 each, helical piers at $700 to $2,500 each, and slab lifting at $3 to $12 per square foot. A useful estimate starts with a crack measurement and a pier count, not a square footage guess.
What the price is made of
Foundation repair is priced by the unit because the work is repeatable. Each pier, each anchor, and each square foot of lifted slab has a material and labor cost, and the job total is the sum plus a few fixed lines.
The fixed lines are engineering, permits, mobilization, and restoration. Engineering usually runs $400 to $1,500 for a residential inspection and report. Permits vary by city and county and typically take one to three weeks to issue. Mobilization covers equipment delivery and site protection. Restoration covers patching concrete, closing drywall, and cleaning up.
A quote that lists only a total hides those lines. Ask for them separately, because they are where two bids for the same method usually differ.
Per-method pricing
| Method | Unit | Typical range |
|---|---|---|
| Push pier | each | $1,000 - $3,000 |
| Helical pier | each | $700 - $2,500 |
| Slab lifting | square foot | $3 - $12 |
| Mudjacking | square foot | $3 - $8 |
| Polyurethane foam | square foot | $5 - $15 |
| Wall anchor | each | $500 - $1,500 |
| Carbon fibre strap | each | $400 - $1,200 |
| Crawl space encapsulation | square foot | $3 - $8 |
Those bands are US ranges and they are estimates. Regional labor rates, access, and depth to bearing move the actual number within them.
What a real job looks like
Take a 1,600-square-foot single-story house with settlement along the rear wall. The engineer specifies eight push piers and a maximum lift of 1 inch. The arithmetic runs as follows.
Eight piers at $1,800 each is 8 x $1,800 = $14,400. The engineering report is $900. Permits and mobilization add $1,200. The total is $14,400 + $900 + $1,200 = $16,500.
| Line | Amount |
|---|---|
| Push piers, 8 at $1,800 | $14,400 |
| Engineering report | $900 |
| Permits and mobilization | $1,200 |
| Total estimate | $16,500 |
That total sits just above the typical range and well below the major range, which is what a single-wall repair usually looks like. A second elevation with the same problem would roughly double the pier line.
Slab work priced separately
Interior slab settlement is a different invoice. A 600-square-foot room lifted with poly foam at $10 per square foot is 600 x $10 = $6,000. The same area with mudjacking at $5 per square foot is 600 x $5 = $3,000.
The cheaper option is not automatically worse. Mudjacking has an expected service life of 5 to 15 years, and it is often adequate under a garage or a patio. Poly foam cures lighter and faster, which matters under a finished floor that has to be back in use quickly.
Slab lifting does not fix a settling footing. If the perimeter is dropping and the interior slab is cracking as a result, the slab work is cosmetic until the footing is stabilized.
What pushes a quote up
Depth to bearing. A pier that reaches rock at 12 feet needs four sections; one that needs 30 feet needs ten. The unit price can double on the same house.
Access. A rear wall behind a fence, a deck, or mature landscaping adds excavation time and sometimes requires hand digging.
Load. A two-story brick veneer wall carries more weight per linear foot than a single-story frame wall, so the engineer spaces piers closer.
Interior finishes. Tile, hardwood, and fresh drywall crack during lifting. The repair allowance can add several thousand dollars.
Remediation. If the soil problem is drainage, the drainage fix belongs in the scope. Skipping it means the piers fight the same water that caused the movement.
How to read a quote
- Confirm the diagnosis in writing: crack widths, floor elevations, and the direction of movement.
- Check the pier count and the target depth against the engineer’s report.
- Divide the pier subtotal by the count to get the effective unit price.
- Confirm whether engineering, permits, and restoration are inside or outside the total.
- Compare the effective unit price, not the grand total, against the bands above.
- Ask what happens if the crew cannot reach the specified depth.
Two quotes of $11,000 and $19,000 may both be fair if one includes ten piers and the other six with engineering and patching. The unit price is the comparable number.
When repair is not worth it
Replacement runs $40,000 to $150,000. A common threshold is to weigh replacement when the repair quote approaches one-third of that cost. One-third of a $75,000 replacement is $24,750, so a $30,000 repair on that foundation needs a clear justification, such as a structure that is otherwise sound and a warranty that transfers.
For state-level pricing, see foundation repair cost by state. For a single-method breakdown, push pier cost and slab lifting cost carry the detail. If you are comparing a repair against a new foundation, read foundation replacement cost before deciding.
Bottom line
Foundation repair costs $4,000 to $15,000 for most homes, with the total built from piers, square footage, engineering, and permits. Measure the crack, get a pier count, and compare unit prices. The cheapest quote and the most expensive quote are only meaningful once you know what each one includes.
Frequently asked questions
How much does foundation repair cost?
Most repairs run $4,000 to $15,000, while major structural repairs run $20,000 to $40,000 and full replacement runs $40,000 to $150,000.
How much is one pier?
A push pier costs $1,000 to $3,000 installed, and a helical pier costs $700 to $2,500, before engineering and permits.
Is slab lifting cheaper than piers?
Slab lifting at $3 to $12 per square foot is often cheaper, but it only addresses a settled slab, not a settled footing.
What is included in a repair quote?
A complete quote lists pier count, unit price, engineering, permits, mobilization, and restoration, with each line priced separately.
Why do quotes for the same house differ?
Quotes differ when the diagnosis differs: pier count, target depth, and whether engineering and permits are included all change the total.
Does foundation repair add value at resale?
A documented repair with a transferable warranty can support the sale price, while an unrepaired crack often becomes a negotiation credit.
Sources
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