Most homeowners pay $2,200–$8,100 for foundation repair, with a national average of about $5,200. Sealing a minor crack costs $250–$800, while major settlement that needs many piers, lifting or a new foundation can run $15,000–$100,000 (Angi, HomeGuide, NerdWallet and Olshan data, as of October 2026).
Updated October 8, 2026. Source: Angi + 6 more. National US estimates.
You may need foundation work if you see cracks wider than a hairline, doors and windows that stick, sloping floors, bowing basement walls or water seeping in at the base of the walls. The price depends far more on the cause and the repair method than on the size of the house: a single sealed crack costs a few hundred dollars, while stabilizing a whole wall with piers costs thousands.
This guide covers average costs by repair type and foundation type, a line-item breakdown of a typical pier job, the factors that move the price and how to compare quotes. To run your own numbers, use our foundation repair cost calculator.
Want a number for your project? Try our free foundation repair cost calculator — enter your size and options for an instant range.
Average cost
Typical project totals reported by national cost guides and contractors, as of October 2026:
| Scenario | Typical range | Notes |
|---|---|---|
| Minor repair: seal hairline or shrinkage cracks | $250–$800 | Per crack; epoxy or polyurethane injection, no structural movement |
| Moderate repair: a few piers, wall reinforcement or leak fixes | $2,200–$12,000 | Most common range; the national average is about $5,200 |
| Major repair: bowing walls, widespread settlement | $10,000–$30,000 | Many piers, underpinning or full wall stabilization |
| Foundation replacement or house lifting | $20,000–$100,000+ | Rare; reserved for failed foundations |
Cost by repair method
Installed prices for the most common repair methods. Per-pier prices come from contractor and cost-guide data; the number of piers sets the total.
| Repair method | Typical cost | Used for |
|---|---|---|
| Crack injection (epoxy or polyurethane) | $250–$800 per crack | Non-structural cracks and small leaks |
| Mudjacking / slabjacking | $650–$1,900 per job | Lifting sunken slab sections ($3–$9 per sq. ft.) |
| Polyurethane foam slab leveling | $4,500–$11,500 per job | Leveling settled slab floors |
| Steel push piers | $990–$1,600 per pier | Settlement of slab or basement walls |
| Helical piers | $2,000–$4,400 per pier | Lighter structures, poor soils, new loads |
| Carbon fiber straps | $900–$2,000 per strap; $5,500–$13,000 per wall | Bowing or cracked basement walls |
| Wall anchors | $500–$1,000 each; $6,000–$13,000 per wall | Bowing basement walls |
| Pier and beam shimming | $800–$3,500 per job | Minor leveling of crawl space homes |
| Underpinning (extensive) | $10,000–$30,000 | Severe settlement along several walls |
Cost by foundation type
| Foundation type | Typical repair cost | Good to know |
|---|---|---|
| Concrete slab | $1,000–$10,000 | Most jobs are piers or slab leveling; severe cases reach $20,000 |
| Crawl space | $2,500–$8,000 | Often less than basement work; can exceed $15,000 |
| Pier and beam | $2,000–$15,000 | Shimming is cheap; replacing piers and beams costs more |
| Basement | $2,300–$7,600 (typical) | Major wall stabilization runs $2,500–$25,000 |
| Brick or block | $500–$2,000 minor; up to $25,000 major | Stair-step cracks often need reinforcement |
Cost breakdown: materials, labor, permits and extras
Line-item estimate for stabilizing a settling corner of a slab-on-grade house with three steel push piers, plus sealing the related cracks. Ranges are national, as of October 8, 2026.
| Cost item | Typical range | What it covers |
|---|---|---|
| Steel push piers, installed (3 piers) | $3,000–$4,800 | Pier materials, excavation, driving and lifting; $1,000–$1,600 per pier |
| Crack sealing and patching | $250–$800 | Injection of the related wall or slab cracks |
| Structural report or inspection | $300–$1,000 | Independent evaluation; a full engineer's report can cost more |
| Permits | $75–$150 | Required in many cities for structural repairs |
| Backfill, landscaping and cleanup | $200–$500 | Restoring soil and plantings dug up for access |
| Contingency (about 10%) | $300–$800 | Extra pier, deeper bedrock or hidden damage |
| Estimated total | $4,100–$8,000 | Before any discounts or rebates |
Piers make up most of the bill, so the pier count specified after the inspection is the number to compare between quotes.
What affects the price
- Type and severity of the damage (hairline cracks versus major settlement). Cosmetic hairline cracks cost $250–$800 to seal, while settlement, sinking or bowing walls usually cost $4,500–$20,000 because the structure has to be stabilized, not just patched.
- Repair method (crack injection, steel or concrete piers, wall anchors, slab lifting). Crack injection is the cheapest fix; steel push piers run about $990–$1,600 each, helical piers $2,000–$4,400 each, wall anchors or carbon fiber run $5,500–$13,000 per wall, and polyurethane slab leveling $4,500–$11,500 per job.
- Foundation type (slab, crawl space or basement). Slab repairs often range from about $1,000 to $10,000, crawl space and pier-and-beam work from $2,000 to $15,000, and basement wall stabilization sits at the top end because of the excavation or interior bracing involved.
- Soil conditions and drainage around the house. Expansive clay and poorly compacted fill cause most settlement, and piers must reach stable soil, so deep load-bearing strata mean longer piers and a higher bill. A soil report costs $500–$3,000, and fixing poor drainage can add $800–$15,000; see our French drain cost guide.
- Access to the work area and local permits. Decks, patios, landscaping and finished interiors slow the crew and add restoration costs. Permits typically cost $75–$150, and labor runs about $200 per hour, more in big metro areas.
- Whether a structural engineer's evaluation is required. A structural report costs about $300–$1,000, and a full engineer's evaluation $500–$3,000. Many cities and lenders require stamped engineering for pier or underpinning work, and it protects you from paying for repairs you don't need.
Ways to save
- Pay for an independent structural engineer before calling repair companies. A report that specifies the pier count and method lets you compare bids on the same scope, and it keeps a contractor's free inspection from upselling you.
- Get at least three written quotes, and compare price per pier, pier depth guarantees and the warranty (many lifetime warranties are transferable, which helps at resale).
- Fix the water first: clean gutters, extend downspouts and regrade soil away from the house. Poor drainage is a leading cause of foundation movement, and correcting it can keep a minor crack from becoming a pier job.
- Act early. Sealing a crack costs a few hundred dollars, while waiting until walls bow or floors slope can push the bill into five figures.
- Check your homeowners policy: it usually excludes gradual settlement, but it may cover damage from a covered event such as a burst pipe.
- Ask whether the contractor offers financing or phased work if the engineer says part of the repair can safely wait.
Related questions people ask
How much does foundation repair cost on average?
The average foundation repair costs about $5,200, and most homeowners pay $2,200–$8,100, according to Angi and NerdWallet data. Contractor Olshan reports a higher national average of about $11,950 across all its repair types because its jobs are mostly pier work.
How much does foundation crack repair cost?
Sealing a non-structural crack with epoxy or polyurethane injection costs $250–$800 per crack. Horizontal or stair-step cracks that signal structural movement usually cost $1,000–$5,000 or more, because the wall needs reinforcement such as carbon fiber strips or anchors.
What is the cost of house foundation repair for a full house?
Stabilizing a whole house typically means piers along several walls or full underpinning, which costs $10,000–$30,000. If the foundation has failed and must be replaced, expect $20,000–$100,000, including lifting the house.
How much does it cost to put piers under a house?
Steel push piers cost about $990–$1,600 each installed and helical piers about $2,000–$4,400 each. Many settlement repairs need 8–12 piers, putting the job at roughly $8,000–$20,000 or more.
How to get an accurate quote
Get at least three written quotes from licensed, insured foundation contractors, ideally after an independent engineer's evaluation. Give each the same information:
- Your foundation type (slab, crawl space, basement or pier and beam), the home's age and size, and the symptoms you see: crack locations and widths, sticking doors, sloping floors.
- The engineer's report, soil report or past inspection findings, if you have them.
- Obstacles at the work area: decks, patios, landscaping, a finished basement or a tight crawl space.
- Ask each bidder to list the repair method, number and type of piers, target depth, permits, cleanup and landscaping restoration, and the warranty terms and transferability.
FAQ
Is foundation repair worth it?
Usually yes. Unrepaired settlement gets worse and can damage framing, plumbing and finishes, and buyers and lenders often balk at a house with known foundation problems. A documented repair with a transferable warranty protects resale value.
Does homeowners insurance cover foundation repair?
Generally not for gradual settling, soil movement or maintenance issues. It may cover foundation damage caused by a covered peril, such as a burst pipe; earthquake and flood damage require separate policies.
How long does foundation repair take?
Crack injections take a few hours. A typical pier job takes one to three days, while extensive underpinning or wall stabilization can take a week or more, plus time for permits and engineering.
More Foundation costs
Related cost guides
Sources
- Angi — How Much Does Foundation Repair Cost? (updated Aug 3, 2026). Checked October 8, 2026.
- HomeGuide — How Much Does Foundation Repair Cost? (2026) (Feb 6, 2026). Checked October 8, 2026.
- HomeGuide — How Much Does Foundation Crack Repair Cost? (2026) (2026 pricing). Checked October 8, 2026.
- Olshan Foundation Repair — Foundation Repair Costs (updated Jun 3, 2026). Checked October 8, 2026.
- NerdWallet — Foundation Repair Cost in 2026: Is It Worth It? (updated Feb 25, 2026). Checked October 8, 2026.
- Forbes Home — Average Foundation Repair Cost (updated Feb 10, 2025). Checked October 8, 2026.
- Angi — How Much Does Mudjacking Cost? (updated Aug 31, 2026). Checked October 8, 2026.
Prices are estimates and vary by location and provider. See our methodology and editorial policy. Browse all foundation & water cost guides.