June 20, 2023

The cost of foundation repair in 2023

Repairing a foundation is often a big expense – one that many homeowners haven’t budgeted for. That’s why when signs of foundation problems start to show, repairs often get put off.

But the reality is that the cost of repairing a foundation can be manageable, especially when working with the right team. In this post, we’ll review the average prices for foundation repairs in 2023, and offer tips on how to minimize the financial strain. .

Average General Costs

The typical cost of foundation repair spans $500-$15,000, depending on the extent of the damage and the conditions of the site. However, the average cost of general foundation repairs in 2023 sits at about $4,500-$5,000.

Costs by Type of Foundation Repair

Your expected costs will vary widely with respect to what problems are present and what methods will be used to correct them. We’ve provided price ranges for the most common foundation problems and repair types below.

Cracks – $250-$800+ Cracks in a foundation can be symptomatic of many problems ranging from settlement to expansive soils. Fortunately, they can be fairly easy to fix. The type of repair required will depend on the nature of the crack. Small ones can often be sealed with simple epoxy, while larger, structural cracks may require more extensive repairs. While these repairs can be minor in terms of cost, keep in mind that unless the root problem behind the cracking is fixed, you’ll be due for bigger and more pricey repairs in the future.
Leaks – $2,000-$7,000 Foundation leaks usually occur when there's improper drainage around your home, causing water to seep into the basement or crawl space. This can lead to the growth of mold and even structural damage over time. The total may include the cost of installing a sump pump or external drainage system.
Settling & Sinking – $500-$3,000+ Settling or sinking can occur when the soil beneath your foundation is unstable, or your home was constructed in a way that did not properly account for your foundation’s support capacity. Underpinning with piers or pilings is often the best solution for this issue. This can cost anywhere from $500 to $3,000 per pier, with total costs often ranging from $5,000 to $10,000 or more. Jacking methods may also be used.
Slab/Mud Jacking – $600-$1,600 Slab jacking or mud jacking is a method used to lift and level a concrete slab that has sunken or settled. Mud or other filler materials are injected directly beneath the foundation to provide support. This is a fairly economical solution for leveling a foundation, since it doesn’t call for much labor or specialized equipment.
Bowed Walls – $4,000-$15,000+ Bowed walls are often the result of external pressure. When the soil on the outside becomes swollen with water, the growing pressure eventually causes the wall to bow or buckle. If left untreated, it can lead to severe structural damage. Repair usually entails installing reinforcement strips.
Pier & Beam Repairs – $700-$25,000+ Pier and beam foundations can experience issues such as rot, insect damage, or shifting piers. Repair will often require accessing the crawlspace and then replacing individual components of the pier and beam structure.
Foundation Raising – $20,000+ Foundation raising is a more drastic measure taken when a foundation has experienced significant sinking or damage. It involves lifting the entire house off the foundation in order to repair or replace it. Given the sheer scope of work, this type of repair can be very expensive.

Labor

It’s important to note that about 20-40% of the project’s costs will go toward labor. Specialist contractors with the skills required to repair and construct a safe foundation typically charge $200 per hour.

Permitting Fees

If your home requires extensive foundation repair work, or the project entails repair or replacement of other infrastructure, then it is likely that you will need to obtain a permit. The contractor will typically handle the process of obtaining the proper permits for you, but you can count on the permitting fees being added to your total project costs. Foundation repair permits will usually run $75-$150.

Soil & Engineering Reports

Serious foundation damage or changes to your lot's soil conditions may require some expert assessment before the appropriate solutions can be diagnosed. Your contractor may need to consult with geotechnical or structural engineers to obtain the required reports. Soil reports cost an average of $500 to $3,000, but Travis county prices have most recently been in the range of $200-$800. Structural reports are priced at $300 to $1,500.

Accounting for the Unexpected

From tree root removal to extra demolition work, there’s no shortage of complications that can affect your project. It’s wise to leave at least $1,000-$2,000+ in your budget to act as a buffer for any surprise costs.

Get Help Estimating & Financing Your Foundation Repair

Now, you may have a general idea of what to expect for your project. But figuring the actual costs of your foundation repair will require the expert eye of a professional foundation contractor.

Homeowners throughout Austin, Texas have long trusted Douglas Foundation Solutions to offer top-quality inspection and repair services. Our specialists perform thorough evaluations, giving you the most accurate assessment of your foundation’s problems and possible solutions. We’ll work with you to plan a repair that aligns with your budget, and even provide the guidance you need to find affordable financing options. Contact us today to schedule your appointment.

512.291.0709