Foundation Repair Costs

Foundation repair refers to the process of correcting structural problems in a building’s foundation that can compromise the safety, value and usability of the property. These issues often arise from soil movement, poor construction, water intrusion or age-related wear and tear.

Typical signs that foundation repair may be necessary include:

• Cracks in walls or ceilings
• Doors and windows that stick or won’t close properly
• Uneven floors or gaps between walls and floors

Common repair techniques include:

• Underpinning – Strengthens the foundation by extending it to more stable soil using piers or piles.
• Piering – Uses steel pipe piles driven into the ground to lift and support the foundation.
• PolyLevel – Involves injecting a foam mixture beneath the slab to lift it back into place.

A professional foundation inspection is key to diagnosing the root problem and determining the appropriate repair method. Timely repairs can prevent more costly damage and help maintain — or even increase — your home’s resale value.

Yes, in most cases, homeowners can remain in their house during foundation repair. However, this depends on several factors, such as:

• Scope of the repair – Minor exterior work is less disruptive than full-scale interior structural repairs.
• Type of foundation – Pier-and-beam homes might require more interior access than slab foundations.
• Location of the damage – Repairs under major living spaces, like kitchens or bathrooms, could limit access.

You can expect temporary inconveniences such as:

• Loud construction noise
• Dust and debris in work areas
• Limited access to certain rooms or outdoor areas

Our experienced team prioritizes safety and works efficiently to minimize disruption. If repairs become extensive or involve utilities (like plumbing), temporary relocation may be recommended — but this is rare.

The length of time required for foundation repair can vary significantly depending on:

• Severity of the damage – Minor cracks may be addressed in 1–3 days, while major stabilization projects can take 1–3 weeks.
• Type of repair method – PolyLevel is quicker than pier installation or extensive structural reinforcement.
• Weather conditions – Heavy rain or freezing temperatures can delay work, especially when soil stabilization is involved.
• Accessibility – Tight crawlspaces or densely landscaped yards can require additional labor and time.

Your contractor should provide a clear, personalized project timeline during the initial assessment. At our company, we value transparency and keep homeowners informed at every stage of the repair process.

Buying a house with prior or ongoing foundation repairs isn’t necessarily a deal-breaker — in fact, it can be a sign the current owner has proactively addressed structural concerns. However, due diligence is essential. Consider the following steps:

• Request documentation – Get copies of inspection reports, repair warranties and permits.
• Hire a third-party inspector or structural engineer – An unbiased opinion ensures the repairs were done correctly and safely.
• Understand the extent of the repairs – Cosmetic fixes are different from major structural reinforcements.
• Factor it into negotiations – Repairs may lower the home’s value or require additional monitoring.

If you’re unsure, our team can provide insights or connect you with a local expert to review the foundation repair history before you make a purchase.

In most cases, standard homeowners insurance does not cover foundation repair costs caused by routine settling, soil shifts or natural aging. However, there are exceptions based on the source of the damage. Coverage may apply if the issue stems from:

• A burst pipe or plumbing leak (if sudden and accidental)
• Fire or explosion
• Earthquake or flood (if you carry specific endorsements)
• Storm damage (like fallen trees causing foundation cracks)

To determine if you’re covered:

• Review your policy for exclusions or limitations related to foundation damage.
• Contact your insurance agent for clarification based on the exact cause of damage.
• Consider add-ons like water backup, flood, or earthquake coverage, especially in risk-prone areas.

If your repairs aren’t covered, we offer flexible financing options to help make foundation work more affordable. Reach out to learn more.

Yes, even a severely compromised foundation can often be repaired — but the success and approach depend on the extent of the damage and how early it’s addressed. Modern foundation repair techniques can correct settling, cracking, bowing walls and shifting soil conditions.

Professional contractors use structural assessments to develop a tailored solution, which may involve:

• Underpinning with steel or concrete piers to stabilize and lift the foundation

• TexJack for pier support in lightweight or limited-access structures

• Sonotube concrete forms for supporting settled or sunken slabs

Even if your foundation shows serious issues, repairs can often restore both structural integrity and long-term value — but delaying action can make repairs more complex and costly. An expert evaluation is key to identifying the best fix.

Some degree of disturbance is possible during foundation repair, especially for exterior work, but a skilled contractor will work to minimize impact on your landscaping and plumbing.

Here’s what to expect:

• Landscaping — Some digging near the perimeter of the home may be required to install piers or access the foundation. This can temporarily affect flower beds, sod or shrubs near the work zone.
• Plumbing — In some cases, especially with slab foundations, repairs may require temporary disconnection or adjustment of plumbing lines. A hydrostatic plumbing test may be recommended to ensure no pipes are damaged during lifting or movement.

For peace of mind, ask your team how we protect landscaping and how plumbing is tested or monitored as part of our process. We take great care to minimize disruption and restore your home’s exterior appearance post-repair.

Foundation repair isn’t one-size-fits-all — contractors choose methods based on soil type, structural design, extent of damage and budget. Here are the most widely used foundation repair techniques:

• Piering — Steel piers or concrete piers are driven deep into stable soil or bedrock and used to lift and support the structure.
• Underpinning — A broader category of reinforcing the existing foundation, often using piers or by pouring new concrete beneath weakened areas.
• Wall Anchors or Bracing — Used to stabilize bowed basement walls or retaining walls, often with steel anchors or carbon fiber straps.
• Soil Stabilization — Expansive or shifting soils can be treated with chemical injections to reduce movement and improve bearing capacity.

A trusted contractor will perform a foundation inspection and explain which method is most effective — and why — for your specific property.

It depends on the severity of the issue, but in many cases, it is safe — at least temporarily. That said, foundation problems can worsen over time and lead to safety concerns or further damage if left unaddressed.

Risks include:

• Uneven floors that can cause trips and falls
• Doors or windows that jam, reducing emergency exit accessibility
• Structural stress that may affect plumbing, walls and roofing systems
• Moisture intrusion leading to mold or indoor air quality issues
• Cracks in walls may weaken the structural integrity of the home

If you notice signs like widening cracks, large wall gaps, or severe sloping floors, it’s best to schedule a professional evaluation immediately. For peace of mind and to avoid costly future repairs, we recommend not ignoring early symptoms, even if they seem minor.

Foundation problems often result from shifting soil, moisture imbalance, poor construction or natural aging. The most common culprits include:

• Expansive clay soils — These soils swell when wet and shrink when dry, creating movement that stresses the foundation.
• Poor drainage or plumbing leaks — Excess water near the foundation can erode soil, causing settling or hydrostatic pressure against basement walls.
• Tree roots — Large roots can dry out soil under the foundation or disrupt soil structure.
• Inadequate site preparation — If the soil wasn’t properly compacted before construction, the foundation may settle unevenly.
• Seasonal weather changes — Droughts and heavy rains cause soil to contract and expand repeatedly, weakening support.
• Natural aging — Over time, foundations naturally experience some wear, especially in older homes.

Knowing the underlying cause helps determine the best repair method and whether preventative measures (like improved drainage or root barriers) should be installed to protect the foundation long-term.