Foundation problems can be expensive and stressful, but ignoring them will only make things worse—and costlier. On average, homeowners spend $4,500 on foundation repairs, but costs can range from a few hundred dollars for minor cracks to $30,000 or more for major structural issues. A full foundation replacement can exceed $70,000, making early repairs crucial.
The type of foundation you have, the severity of the issue, and your home’s location all impact repair costs. In this guide, we’ll break down common foundation problems, cost factors, and when to call a professional—so you can make the best decision for your home and budget.
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This site receives compensation from the companies featured in this listing, which may impact where and how products appear. This listing doesn’t feature all companies, products, or offers that may be available.
How Much Does Foundation Repair Cost?
Foundation repairs range from $200 to $30,000, depending on the severity of the issue. Most homeowners pay around $4,500. Ignoring foundation problems can lead to full replacement, which costs $70,000 or more.
Breakdown of Common Repairs:
| Foundation Issue | Average Repair Cost |
| Small Cracks | $200 to $1,000 |
| Leaks & waterproofing | $2,000 to $8,000 |
| Foundation settling/ sinking | $10,000 to $30,000 |
| Bowing walls | $5,000 to $12,000 |
💡 Pro tip: If you see long cracks, uneven floors, or doors that won’t close properly, don’t wait—fixing the problem early can save you tens of thousands of dollars.
Foundation Cracks: What to Know
Cracks in your foundation are usually caused by shifting soil, water damage, or natural wear and tear. Some are minor, but larger cracks can signal serious structural issues.
When to DIY vs. Call a Pro
- Small cracks (< ⅛”): Can usually be sealed with epoxy filler ($200–$1,000).
- Larger cracks (> ⅛” or spreading): Get a professional inspection. These can mean shifting foundations, which cost thousands to fix if ignored.
Ignoring even a small crack can lead to bigger problems, including leaks, uneven floors, and costly repairs. If you see long cracks running along corners or widening over time, get an expert opinion before it gets worse.
Foundation Leaks: Causes & Costs
Water is one of the biggest threats to your foundation—it can cause cracks, shifting, and even structural failure. Leaks often happen due to poor drainage, heavy rainfall, or cracks in the foundation.
Signs You Have a Foundation Leak:
- Water stains or pooling water near your foundation
- Mold or musty smells in your basement or crawl space
- Cracks in walls, floors, or foundation itself
Repair Costs & Solutions
- Sealing small leaks: $2,000 to $4,000
- Major waterproofing & drainage fixes: $5,000 to $8,000
- French drain installation: $3,000 to $7,000
- Sump pump installation (for serious moisture problems): $1,000 to $3,000
If your foundation has repeated leaks, you may need to improve drainage around your home by adjusting grading or installing a drainage system. Fixing leaks early can save you thousands in long-term damage.
Foundation Settling and Sinking: What It Means & How to Fix It
If your home’s foundation is sinking, unstable soil, poor drainage, or weak fill beneath your home is likely the cause. You might notice cracks in your walls or ceilings, sloping floors, or doors and windows that stick. These are all signs that your home’s foundation is shifting and needs attention.
Repair Costs & Solutions:
- Polyurethane foam injection (temporary fix): $600 to $800
- Hydraulic piers (long-term stabilization): $8,000 to $30,000
- Helical piers (house leveling support): $10,000 to $30,000
While expensive, stabilizing a sinking foundation early prevents bigger problems—and bigger bills—down the road. If your floors feel uneven or cracks keep growing, don’t wait to call a professional.
Bowed Walls: Causes, Fixes & Costs
If your foundation walls are bulging inward, it’s usually caused by pressure from shifting soil or excess moisture. Over time, this pressure weakens the structure, leading to cracks and instability. Addressing the underlying soil issue is key to preventing future problems.
To stabilize bowed walls, contractors use steel or carbon fiber strips, which provide support and help straighten the walls. Depending on the severity, a set of 12 strips costs between $5,000 and $12,000. In extreme cases, additional excavation and drainage work may be needed, bringing the total cost above $20,000.
If you notice bowed walls, don’t wait—delaying repairs can lead to major structural damage and higher costs. A foundation expert can assess whether reinforcement alone is enough or if deeper soil correction is required.
Average Repair Cost by Foundation Type
Foundation repairs vary in cost depending on the type of foundation you have. Below is a table summarizing the average prices to repair basements, crawl spaces, and concrete slabs.
| Foundation Type | Average Repair Cost |
| Concrete Slab | $1,000 to $10,000 |
| Crawl Space | $1,000 to $15,000 |
| Basement | $1,000 to $25,000 |
Concrete Slab Foundations: Repair & Costs
Concrete slabs are among the easiest foundation types to repair because they are a single, solid layer of poured concrete. Typically four to eight inches thick, they sit directly on the soil, which makes them less vulnerable to water damage and pests compared to basements or crawl spaces.
Repair Costs & Considerations
Repairing a concrete slab costs between $1,000 and $10,000, depending on the severity of the damage. Minor cracks (<⅛”) can often be repaired with epoxy or sealant, but larger cracks or sinking sections may require professional underpinning or piering, which can double or triple repair costs.
While small crack repairs can be a DIY job, anything beyond hairline fractures should be handled by a professional to avoid further damage. If you notice widening cracks, uneven floors, or moisture issues, don’t wait—early intervention can prevent costly structural problems.
Crawl Space Foundations: Repair & Costs
Crawl spaces offer easy access to plumbing and electrical systems, but they come with their own challenges. They are more prone to moisture buildup, mold, and pest infestations since the enclosed space provides shelter for termites and other insects. Proper drainage is essential to prevent water damage, and improving yard drainage can help manage moisture issues.
Repair Costs & Maintenance
Crawl space repairs typically range from $1,000 to $15,000, depending on the severity of the issue. Minor repairs, like sealing small cracks or reinforcing joists, are comparable in cost to slab foundation repairs. However, major issues like moisture damage, sagging floors, or foundation piers shifting can push costs toward the higher end.
Regular maintenance is key to avoiding expensive repairs. Cleaning a crawl space costs a few hundred dollars, while pest removal can be significantly higher, depending on the infestation. If moisture is a recurring issue, sealing and encapsulating your crawl space may be a worthwhile investment to prevent future damage.
Basement Foundation: Repair & Costs
Basements are the most complex and expensive foundation type to repair because they are vulnerable to water damage, structural shifting, and pest infestations. Poor drainage or an unsealed foundation can lead to leaks, mold growth, and bowed walls, making regular maintenance and waterproofing essential.
Repair Costs & When to Act
- Small cracks & minor leaks: $500 – $2,000
- Structural issues (bowed walls, major cracks): $5,000 – $30,000+
- Extensive waterproofing & drainage fixes: Higher-end costs
Basements often require more intensive waterproofing than other foundation types, especially in areas with high groundwater levels or heavy rainfall. If you notice persistent moisture, mold, or widening cracks, don’t wait—small problems quickly turn into expensive repairs. A foundation specialist can help assess whether simple sealing or more extensive reinforcement is needed.
Factors That Affect Foundation Repair Costs
Several factors influence the cost of foundation repairs, including:
- Type of foundation: Slabs are usually the cheapest to repair, while crawl spaces and basements require more work.
- Severity of the issue: Small cracks cost a few hundred dollars, while major foundation shifts cost tens of thousands.
- Soil quality: Poor soil can lead to foundation movement, requiring reinforcement or excavation.
- Labor, materials & permits: Costs vary depending on region and project complexity.
- Waterproofing: Sealing a foundation costs $2,000 to $6,000 but can prevent expensive water damage.
DIY vs. Professional Foundation Repair
Small cracks (less than ⅛” wide) can often be repaired with a DIY epoxy kit, but larger cracks, leaks, or signs of structural damage require professional attention. Most foundation repair companies offer lifetime warranties, making professional repairs a smart long-term investment.
While hiring a contractor may cost more upfront, it prevents costly repairs later and ensures your home’s structural integrity.
This site receives compensation from the companies featured in this listing, which may impact where and how products appear. This listing doesn’t feature all companies, products, or offers that may be available.
FAQs Foundation Repair Costs
Yes, foundation repairs are almost always worth it—and far cheaper than a full replacement. While major repairs can cost up to $30,000, a full foundation replacement can exceed $70,000. More importantly, delaying repairs can lead to structural damage, including cracked walls, uneven floors, and stuck doors and windows.
If you plan to sell your home, an unaddressed foundation problem will scare off buyers or force you to lower your price. Fixing the issue now protects your home’s value and prevents more costly damage down the road.
Foundation repair costs vary widely:
- Minor cracks (DIY possible) – $200 to $1,000
- Leaks & waterproofing – $2,000 to $8,000
- Sinking foundation (piering/mudjacking) – $10,000 to $30,000
Most homeowners pay around $4,500, but waiting too long can push costs higher. If your foundation is shifting or sinking, hydraulic piers can cost $10,000 to $30,000 depending on how many supports are needed. A full foundation replacement? $70,000+.
Foundation cracks happen when the ground beneath your home shifts, contracts, or expands. Common causes include:
- Soil movement – Clay-rich soil expands when wet and shrinks when dry, stressing your foundation.
- Water damage – Poor drainage, clogged gutters, or heavy rainfall can cause cracks and leaks.
- Tree roots – Large roots can push against your foundation or pull moisture from the soil, causing uneven settling.
- Earthquakes & extreme weather – Sudden shifts in the ground can create structural damage.
💡 Preventative tip: Keep water away from your foundation with proper yard drainage and regularly clean your gutters.
