Foundation Repair Cost: Cracks, Piers, Slabs and Structural Work
Typical cost
$2,224 – $8,134
typical project, national range
Foundation repair typically costs $2,224–$8,134, averaging around $5,179 nationally — but the right number for your home depends heavily on the repair type. Simple mud-jacking runs $550–$1,300; piering/underpinning runs $1,000–$3,000 per pier; full foundation sealing/waterproofing runs $2,300–$7,300; a full foundation lift can reach $20,000–$23,000.
Cost breakdown
| Item | Typical cost |
|---|---|
| Mud-jacking / slab-jacking | $550 – $1,300 |
| Piering / underpinning (per pier) | $1,000 – $3,000 |
| Foundation sealing / waterproofing | $2,300 – $7,300 |
| Foundation reinforcement (12 strips) | $4,000 – $12,000 |
| Full foundation lifting / leveling | $20,000 – $23,000 |
| Soil engineering report | $500 – $3,000 |
| Structural engineer report | $500 – $1,000 |
| Permits | $75 – $150 |
What changes the price
- Repair type — a single crack injection is a very different job from underpinning a settling corner of the house with piers.
- Number of piers needed, if piering is required — most jobs use several, not just one.
- Soil conditions — expansive clay, poor drainage or a high water table often mean more extensive (and pricier) fixes.
- Whether a structural or soil engineer's report is required before work starts (often a good idea regardless, even if not required).
- Access — a house on a slope, a finished basement, or tight crawl space clearance adds labor time.
- Whether the cause (poor drainage, a plumbing leak, tree roots) is fixed at the same time, or the repair is likely to recur.
Repair vs replace
A single hairline, non-moving crack with no other symptoms is often a monitor-and-seal job. Doors and windows sticking, visible gaps, sloping floors, or a crack that's actively widening point to a structural issue that needs piering or underpinning, not just a cosmetic patch — get a structural engineer's opinion before paying for the bigger fix, since some companies sell more piers than a home actually needs.
Quote checklist
- Whether the company's own inspector is an engineer, or whether they recommend (and it's worth paying for) an independent structural/soil engineer report first.
- Exact number and type of piers (push piers vs helical piers) and why that number was chosen.
- Whether drainage correction (grading, gutters, French drains) is included — piering without fixing the water source often means recurring problems.
- Warranty length and whether it's transferable to a future buyer (this matters a lot at resale).
- Written scope of what's included vs billed as a change order once work starts.
FAQ
Are all foundation cracks serious?
No — many hairline vertical cracks in poured concrete are cosmetic and caused by normal curing shrinkage. Cracks that are horizontal, wider than about 1/4 inch, actively growing, or paired with sticking doors/sloping floors are the ones that warrant a professional (ideally engineer) inspection.
Why do foundation repair quotes vary so much for what sounds like the same problem?
The repair method (piers vs mud-jacking vs reinforcement) and how many piers or how much linear footage is involved explain most of the gap. Some companies also push more piers than an independent engineer would recommend — a second opinion is worth the $500–$1,000 report fee on any job over a few thousand dollars.
Related costs
Sources & methodology
Cost figures on this page are sourced from published contractor and industry pricing data, cross-checked where possible, and shown as planning ranges — not a quote. Actual price depends on an in-home or on-site estimate.
- How Much Does Foundation Repair Cost? (2026 Pricing) — This Old House, accessed 2026-09-20
Last reviewed: 2026-09-20