How Much Does Foundation Repair Cost?
Updated: Apr 9
Since your home is the biggest purchase you will ever make, it is something you should worry about if you are faced with the fact that your foundation might not be able to support your home. Your first question might be “How much is that going to cost me?”
Telltale signs your home needs foundation repair
You probably don’t know the condition of your house until you see damage in and around your home. A foundation that is weak or broken moves everything above it.
You may have heard someone say “the house is settling”. A house that creaks or pops is common with newer houses. A newer house is actually designed to handle a little bit of shifting during the first few years. However, if creaks and louder noises are heard every day, then you might have a bigger problem. Rarely does your foundation settle perfectly straight down. If your entire foundation begins to slope it will make the rest of your house unbalanced and un-level.
The slope doesn't have to be a lot to damage your house. A difference of 1½ inches could be considered severe damage! Minor damage on the outside of your house can easily be overlooked which is one reason why APD Advanced offers free inspections and estimates. Over time, you could begin to see:
your house separates from the foundation
gaps around windows and doors
cracks in between and/or through cinder blocks and bricks.
As a homeowner, when you have foundation trouble you may notice the damage on the inside of your home first. The drywall within your home will be a lot easier to notice and will clash with your decor!
cracks in and around window sills
uneven and sloping floors
Doors suddenly become hard to open and close
Water is the common cause when it comes to sinkholes. They can be caused by frequent rain or bad drainage. washing the soil in the ground and making an empty space below. The sinkhole doesn't appear until gravity makes the dirt fall down to fill in the “air pocket”. Yearly changes can also make sinkholes as water freezes and thaws.
Unfortunately, these sinkholes could be under your house.
Some homeowners that had a sinkhole have described a hollow or a “thundering sound” under their home.
Types of foundation repairs
APD Advanced Stabilization uses different ways to fix foundations:
Underpinning Piers are one of the more popular ways to repair foundations. These are placed below the earth until they hit solid ground and strengthen your house’s foundation. These piers will cost between $1,000 and $2,000.
Underpinning extends the foundation so it rests in a more helpful way to support the load of your house. Underpinning is generally applied when the existing foundation is shallow but works well up to fifty feet deep.
Helical piers are like giant screws inserted straight into the ground where the soil is stable enough to support your home. They literally lift the home back to its original position and prevent your house from going deeper into the ground.
Using Helical Piers is a really fast and easy way to put your house back where it should be. Cracks in the foundation of your house will close. Windows and doors should be easier to use again.
Helical Piers usually costs between $1,500 and $3,000 for each pier.
This is the most common form of repairing big “air pockets” under your house. Grout is pushed to fill in large areas with pockets of space in the ground. Grouting is the best method to repair homes that have a lot of loose soil and sinkholes. Depending on how much grout you need to fill the air pocket, Grout Compaction could cost between $10,000 for smaller areas and $100,000 for larger areas.
Chemical Grouting with Poly Foam
Also called “slab jacking”, injecting foam under a sinking foundation or slab that is close to the ground surface. As the foam expands and fills smaller gaps, the sunken area “floats” into its proper place and seals the crack. Chemical Grouting costs between $400.00 and $1,000. The size of the crack determines how much Poly Foam Grout is needed.
Grout Injected Piers
Grout Injected Piers uses both piers and grout compaction methods. The Underpinning Piers are inserted into the earth and grout is used to make the area below more stable. This allows for more support if the soil is not stable enough to hold the weight of the underpinnings piers by themselves. Both the grout and underpinning piers could cost between $1,500 and $3,500.
So, how much does foundation repair cost?
If you search “foundation repair cost” you will find a lot of different amounts. The reason why is because there are a lot of different things that could change the amount. Foundation repair can be as small as filling and patching cracks to damages caused by something big like a sinkhole. The national average is about $4,500, but that does not include everything and prices change in different states. The average cost of any repair can range from $250 to over $10,000.
What influences foundation repair costs?
Since there are so many things that could be wrong with your house it will be hard to find an exact amount. There is a big difference in price if you fix a foundation crack or have to build a new one. A simple crack repair could be as little as $250 when a new foundation could be over $10,000. This is one of the reasons why APD offers free inspections and estimates.
Average costs based on the type of repair that you needed:
You need an engineer because they find out if your foundation has moved. They also find out if it is still moving and why it has moved. They make technical drawings and double-check all of the measurements. They also know what to do so you don’t have the problem again. Geotechnical and Structural Engineers cost between $300 and $1,500.
States have different ways to figure out how much a permit costs. Depending on where you live, permits for foundation repair can be between $100 to $1,000.
After all repairs are complete, an inspection needs to be done by a licensed a residential structural engineer to make sure the job was done correctly. This could cost between $350 and $1,000
Parts, labor and equipment
APD will only charge you for repair is on a “as-needed" basis. The parts, labor and equipment will be provided during the initial estimate.
Additional costs that might arise:
Additional Damage that could not be seen during inspection:
How damaged is the foundation? How loose is the soil under your house? Is it a small crack that can be filled or is it worse? The answers to these questions could affect the price.
The engineers or inspector may find additional things that either have to be removed or avoided.
There are problems under the foundation. Tree roots and vegetation, city utility wires and pipes caused by improper drainage that need to be taken care of first.
Foundation Repair Financing
Foundation repair is rarely covered by most insurance. Typically, homeowners insurance only covers damage inside the home, not outside or in the ground. It would be best to call your agent for more detail.
Home Equity Loan
Similar to the renovation loan, if your house is worth more now than when you bought it, you have "equity". If your house is now worth more, some banks will loan money. Sometimes, a Home Equity Loan is called a "second mortgage".
A Renovation Loan can also be called a Home Improvement Loan. Simply put, a Renovation Loan is a loan you can get to improve your house. Since your foundation could be thought of as the most important part of your house, you may want to consider a renovation loan.
APD Advanced Stabilization Sinkhole Repair offers financing for those that qualify for short-term, fixed-time loans. APD Advanced Stabilization also offers Military discounts!
Repairing your home’s foundation before you sell
Sometimes the best choice for a homeowner to make is to move on. Consider the following:
If you find foundation issues during the sale of your house, you may be able to ask the broker if you can sell your home with the damage for less money to make up the difference.
You could sell your house “as-is” with a bad foundation but you may have difficulty finding a broker that will help you sell it. That leaves you with options of selling it by yourself or to a real estate investor, also known as the companies that buy “ugly houses”. After repairing your foundation you will be able to recoup the money from the sale of your home.
It usually improves resale value by giving the buyer peace of mind that the foundation is supported and has been looked at by engineers. The engineer report will stay with the home and can add value.
When you sell the house, ADP's Warranty is transferable to the new owner. The repair and warranty will add value to the home!
Lots can go wrong with foundation problems. In the long run, maintaining and repairing your home's foundation is a good choice. Even if it seems expensive, it is well worth the price. The convenience of many different financing options, the resale value of your home, plus your peace of mind, makes fixing a broken foundation well worth it. When you're ready to take that step, give APD Foundation Repair a call.