Is Foundation Repair Expensive? (Methods of Repairs & Cost Guide)

Foundation problems can be alarming to find. After all, your foundation holds up your entire home, so you might worry when you find a crack or notice that water is getting into the basement. The good news is, foundations can frequently be repaired rather than replaced.

Of course, you may worry about the financial aspect of having those repairs done. The foundation lies underneath the house, so the methods used to access and repair it require some effort, and thus may be a bit of an investment. We’ll go over some of the more common methods of foundation repairs and give you an idea of foundation repair costs for each method.

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How to Tell When Your Foundation Needs Repair

It’s important to know your foundation well enough to see the signs of foundation problems before they develop into major issues. Keep an eye out for these signs:

  • Cracks in the walls or ceiling. Pressure from the ground outside can cause cracks to form.
  • Uneven or sagging floors. If you’re noticing dips when you’re walking through your house, don’t ignore them. They may be a sign of a sinking or settling foundation.
  • Water damage in the basement. If you do have cracks in your foundation, they may let groundwater through. This can lead to all sorts of unpleasant results, like pooling, mildew, and mold growth.

Can You DIY Minor Foundation Repairs?

Do-it-yourself solutions are the first thing many of us turn to when there’s a problem with our homes. They can be cheaper and sometimes faster solutions than hiring professionals, but DIY isn’t the best route to go when it comes to your foundation. While you may be able to put a Band-Aid of sorts on minor wall cracks less than ⅛ of an inch thick with sealant, it’s always best to call a foundation repair company whenever you’re in doubt.

Foundation repair companies have the specific training and knowledge to repair your foundation while keeping your home up to local codes. It’s one thing to take on a DIY project around the house, but with something as vital as the foundation, don’t take any chances!

Common Repair Methods and Their Costs


Slabjacking is a common method of repair for concrete slab foundations. Concrete slabs are one of the most common types of foundations, and they’re just what they sound like- a large slab that measures about 4-6 inches thick and supports the weight of the house.

At times, concrete slabs can become uneven due to damage, poor installation, or erosion. When this happens, slabjacking is used to get up under the concrete and lift it so that the slab is even again. Holes are drilled in the slab, then a mixture of sand, water, cement, and a few other additives is pumped underneath it with hoses. The mixture lifts the slab up and is strong enough to keep it at its new position. The holes are then patched over and the process is complete.

Slabjacking is a much lower-cost alternative to replacing a concrete slab foundation, typically about 25-50% less expensive than replacement. The average cost, when using the traditional mixture rather than polyurethane foam, is between $3 and $6 per square foot.

Crawlspace Encapsulation

For homes with crawl space foundations, it’s recommended to “encapsulate,” or seal off, the foundation. This can be done either preventatively or after damage occurs. Cracks in the foundation will need to be sealed, then a heavy-duty barrier is applied to the floor. Dehumidification vents are installed in the crawl space to keep moisture out of there in the future and the walls are insulated. This type of repair not only fixes the existing problem, but can help prevent the same thing from happening in the future.

The price for crawl space encapsulation can be hard to estimate, as HomeAdvisor places the price at anywhere between $1,500 to $15,000 with the average being $5,000. The cost will depend on the square footage of the space, the thickness of the moisture barrier that’s installed, and labor costs.

Crack and Leak Repair

Cracks in your foundation walls can let water in from the outside, which tends to cause water damage, mold, and mildew in your basement. Fortunately, cracks that are about ⅛ of an inch or smaller can be sealed without having to jack up the foundation. Minor crack repair can cost as little as $500 and will prevent water and insects from entering the basement.


One step you can take to prevent foundation damage before it occurs is waterproofing your basement. A professional waterproofing company can come in and seal off any cracks, then apply a protective coating to keep moisture out and prevent condensation. Interior waterproofing comes at an average cost of $4,722.

Can You Put Off Foundation Repairs?

Now that you’ve looked at the cost of foundation repair, it might be tempting to push off the repairs until you’re in a better financial position. However, waiting to perform repairs isn’t always a good idea. Minor foundation issues can develop into major ones and end up costing you more to fix, so it’s best to get the problem looked at by a professional as soon as you can.

However, if you notice cracks or damage on your basement walls, but they’re on a non-load bearing wall, you may be able to wait a little while. While you should still have the cracks addressed as soon as you can, non-structural walls cracking carries less of a risk of severe structural damage. You can tell if a wall is load-bearing or not by whether it’s supporting a beam.

Preventative Maintenance Lowers Costs in the Long Run

Foundation problems can be unnerving and expensive to fix, but there are steps you can take to prevent damage before it occurs and lower costs. Basement waterproofing is a great first step to take. Though your foundation can still crack or weaken, of course, waterproofing will keep moisture out of your basement and help prevent mold and water damage.

You should also do a visual inspection of the walls, floors, and ceilings in each room of your home every few months to ensure that there are no visible cracks, sagging, or water damage. If you spot any of these foundation problem signs, call a repair company for an inspection at your earliest convenience. Though foundation repair costs may be more than you bargained for, it’s of utmost importance to receive necessary foundation repairs as soon as possible.