Foundation repair cost
Most foundation repairs cost $2,225 to $8,133, with a national average of $5,175, according to Angi's October 2026 data. Fixr's figures are close: $2,200 to $8,200, average $5,200. The real number depends on the problem. A single crack runs $250 to $800, but underpinning a settling house can cost $10,000 to $40,000. Below are the published ranges by problem, method and foundation type, what an engineer and permit add, and an estimator you can fill in with your own quotes.
Published cost ranges
These are US national ranges as each source publishes them. None of them are our own prices.
| Source (date) | Typical range | Average | Per sq ft |
|---|---|---|---|
| Angi (updated Oct 26, 2026) | $2,225–$8,133 | $5,175 (4,219 projects) | $1.50–$12 |
| Fixr (updated Jan 27, 2026) | $2,200–$8,200 | $5,200 | $1.50–$12 |
| HomeGuide (Feb 6, 2026) | $250–$800 per crack; $4,500–$20,000 for settling, sinking or bowed walls | Not given | Not given |
Cost by problem
| Problem | HomeGuide | Angi | Common fixes |
|---|---|---|---|
| Cracks | $250–$800 per crack | $250–$800 | Epoxy injection, crack stitching |
| Leaks | $2,000–$12,000 | $2,000–$7,000 | Crack sealing, drainage, waterproofing |
| Settling or sinking | $4,500–$20,000 | $5,000–$25,000 | Mudjacking, piering, helical piers |
| Bowed walls | $5,000–$15,000 | $4,000–$12,000 | Wall anchors, carbon fiber straps, helical tiebacks |
| Reinforcement | – | $1,000–$5,000 | Braces, strips |
| Poor soil drainage | – | $800–$15,000 | Grading, French drains, downspout extensions |
Cost by repair method
| Method | HomeGuide | Fixr | Angi |
|---|---|---|---|
| Crack sealing / epoxy | $250–$800 per crack | $200–$1,000 | – |
| Mudjacking / slab jacking | $4,500–$9,000 ($4–$9/sq ft) | $500–$1,900 | $500–$1,300 |
| Foundation sealing | $1,500–$7,300 | $2,400–$7,000 (sealing/waterproofing) | – |
| Basement waterproofing | $4,500–$15,000 | – | |
| Leveling | $1,000–$10,000 | – | – |
| Carbon fiber / reinforcement strips | – | $4,000–$12,000 | $4,000–$12,000 |
| Stabilization / tiebacks | $5,000–$10,000 | $5,000–$15,000 (tiebacks) | – |
| Underpinning / piering | $10,000–$20,000 | $10,000–$40,000 | $1,000–$3,000 |
| House lifting | $10,000–$40,000 | $20,000–$30,000 | $20,000–$23,000 |
| Lift and replace foundation | $20,000–$100,000 | – | $20,000–$100,000 |
The sources conflict, sometimes a lot. We show each figure as published:
- Mudjacking: HomeGuide's $4,500–$9,000 is several times Fixr's $500–$1,900 and Angi's $500–$1,300. HomeGuide also gives $4–$9 per square foot, so its total likely assumes a whole slab, while the others may be pricing a smaller section. None of them says.
- Underpinning: HomeGuide's table says $10,000–$20,000 but its text says $10,000–$30,000+. Angi's $1,000–$3,000 matches the per-pier price in its own materials table (and Fixr's $1,000–$3,000 per pier), so it's probably per pier, not per job. Most jobs need several piers.
- Leaks and waterproofing: HomeGuide's headline says $250–$15,000 to repair a leak, its overview says $2,000–$12,000, and its section text says $250–$5,000 for minor leaks and $4,500–$15,000+ for major ones. Its waterproofing table says $4,500–$15,000, but a bullet on the same page says $6,000–$18,000.
- Engineer reports: HomeGuide $500–$3,000, Fixr $300–$2,000, Angi $300–$1,000.
Cost by foundation type
| Foundation | HomeGuide | Angi |
|---|---|---|
| Concrete slab | $1,000–$10,000 | $350–$20,000 |
| Basement | $500–$2,000 minor; $2,500–$25,000 major | $2,300–$7,600 |
| Crawl space | $2,500–$8,000 | – |
| Pier and beam | $2,000–$15,000 | $750–$25,000 |
| Brick and block | $500–$2,000 minor; $2,500–$25,000 major | $350–$25,000 (cinder block and brick) |
| Stem wall | – | $350–$20,000 |
Angi also gives a per-size table at $1.50–$12 per square foot: 1,000 sq ft $1,500–$12,000, 1,500 sq ft $2,250–$18,000, 2,000 sq ft $3,000–$24,000. HomeGuide says replacing a rotted wood pier with steel costs $1,000–$1,600 per pier.
Extra costs to plan for
- Structural engineer report: $500–$3,000 (HomeGuide), $300–$2,000 (Fixr), $300–$1,000 (Angi).
- Foundation inspection: $400–$750 (HomeGuide). Angi notes some contractors inspect for free.
- Soil report: $500–$3,000 from a geotechnical engineer (Angi). HomeGuide lists soil compaction tests at $10–$100 per sample and other soil tests at $10–$500.
- Permits: $75–$150 (HomeGuide, Angi and Fixr all agree).
- Labor: about $200 an hour (Angi).
- Landscaping: $200–$500 to clear around the foundation (Angi). Drainage systems cost $2,800–$6,500 (Angi) or $4,000–$12,000 for a crawl space system (HomeGuide).
Estimate your own job
Pick the repair your engineer or contractor recommends. Each line starts at HomeGuide's published range (the soil report uses Angi's). Type a figure from your own quote and that line will use your number instead.
Signs you may need foundation repair
HomeGuide lists doors and windows that stick, cracks in interior walls or ceilings, sagging or uneven floors, water spots or a musty smell in the basement, and outside, crumbling concrete, cracks in the foundation walls, leaning walls and water pooling by the foundation. Fixr says level hairline cracks under ⅛ inch often only need sealing. Stair-step cracks in block walls are more likely to be structural.
Fix the water first
All three sources point to soil and water as the usual cause. Make sure gutters and downspouts carry water well away from the house. See our gutter replacement cost guide. HomeGuide puts regrading around a foundation at $500–$5,000 and a sump pump at $600–$2,500. Wet crawl spaces and basements also breed mold, so check our mold remediation cost guide. Termites can damage wood sills and joists too, so if you see mud tubes or damaged wood, see termite treatment cost.
DIY or hire a pro?
HomeGuide says foundation work is not a DIY project. Fixr says homeowners can seal minor cosmetic cracks only once a structural engineer has confirmed there's no underlying problem.
Getting quotes
- Get the engineer's report first, then ask at least three licensed, bonded and insured contractors to bid on the repair it recommends (HomeGuide, Angi).
- Ask whether the bid includes excavation, landscaping restoration, permits, cleanup and a transferable warranty, and what happens if the damage turns out worse than estimated.
- For piering, ask how many piers, what type, and the price per pier.
- Get a written contract, and keep the final payment until the work is done (HomeGuide).
Related: gutter replacement cost, sewer line replacement cost, mold remediation cost, termite treatment cost and the cost guides.
FAQ
How much does foundation repair cost on average?
Angi (updated October 26, 2026) puts the national average at $5,175, with most homeowners paying $2,225 to $8,133, based on 4,219 projects. Fixr (January 27, 2026) gives a $5,200 average and a $2,200 to $8,200 range. HomeGuide (February 6, 2026) breaks it down by problem: $250 to $800 per crack, up to $20,000 for settling or sinking.
How much does it cost to fix a crack in a foundation?
HomeGuide and Angi both say $250 to $800 per crack. Fixr says $200 to $1,000 for crack sealing or epoxy injection.
How much does underpinning or piering cost?
HomeGuide's table says $10,000 to $20,000, while the same page's text says $10,000 to $30,000 or more. Fixr says $10,000 to $40,000 and $1,000 to $3,000 per pier. Angi lists piering at $1,000 to $3,000 without saying it is per pier, which matches the per-pier price in its own materials table.
Do I need a structural engineer for foundation repair?
We recommend it for anything beyond a hairline crack. An engineer works for you, not the contractor, and tells you what repair is actually needed. HomeGuide puts a structural engineer report at $500 to $3,000, Fixr at $300 to $2,000, and Angi at $300 to $1,000.
Does homeowners insurance cover foundation repair?
HomeGuide says usually not, because it is treated as maintenance, unless the damage comes from a covered event such as a burst pipe or fire. Check your own policy.
Can I live in my house during foundation repair?
HomeGuide says usually yes, though repairs can take weeks and be noisy, and you may need to move out if the damage makes the house unsafe.
Sources
All checked November 7, 2026. Dates are each page's own published or updated date.
- HomeGuide, How much does foundation repair cost?, February 6, 2026: by problem, method and foundation type, tests and reports, permits, prevention.
- Angi, How much does foundation repair cost?, updated October 26, 2026: average and range, foundation type and size, repair type, issue, reports, materials, labor, permits.
- Fixr, How much does foundation repair cost?, updated January 27, 2026: average and range, repair methods, piers, engineer report, permits, per square foot.