Foundation Repair Cost
Most foundation repairs cost about $2,000 to $8,000. Sealing a small non-structural crack can cost a few hundred dollars, while piers to lift a settling foundation or major wall repairs can exceed $10,000. Start with a structural engineer inspection, usually $300 to $800, so you know what repair you actually need.
Typical pro cost
$2,000 to $8,000
- Urgency
- Plan soon
- DIY difficulty
- Hard
- Time to fix
- 1 day to 2 weeks (pro)
- Prices
- US typical range
Last reviewed September 2026
Signs it's this problem
- Cracks wider than 1/4 inch or growing
- Stair-step cracks in block walls
- Horizontal cracks or bowing basement walls
- Sticking doors and windows
- Sloping floors or gaps at trim and ceilings
Common causes
Soil movement
Expansive clay swells and shrinks with moisture, moving the foundation.
Poor drainage
Water pooling next to the house softens soil and adds pressure on walls.
Settling
Poorly compacted fill under part of the house lets it sink unevenly.
Tree roots and drought
Roots and dry spells pull moisture from the soil under footings.
How to fix it, step by step
- 1
Mark the ends of cracks with a pencil and date to see if they grow over weeks.
- 2
Fix gutters, downspouts and grading so water drains away from the foundation.
- 3
Hire an independent structural engineer before a repair company for an unbiased diagnosis.
- 4
Get 2 to 3 quotes based on the engineer report, with the method, number of piers and warranty in writing.
- 5
Ask whether the warranty transfers to a future buyer.
- 6
Keep reports and receipts; buyers will ask for them.
Tools and materials
- Pencil and tape measure
- Crack gauge
- Level
Approximate DIY cost: $20–$150 for crack sealing kits
Call a pro when
- Horizontal cracks or bowing walls
- Cracks wider than 1/4 inch
- Doors, windows and floors show movement
Foundation Repair Cost cost
| Job | Typical cost |
|---|---|
| Structural engineer inspection | $300–$800 |
| Seal a non-structural crack | $250–$800 |
| Foundation pier, each | $1,000–$3,000 |
| Wall anchors or bracing for bowing walls | $4,000–$12,000 |
| Major foundation repair | $10,000–$30,000 |
Ranges are typical US prices compiled by FixHomeCost. Prices vary by region, home and contractor, so compare 2–3 local quotes.
Common questions
Are cracks in my foundation normal?
Thin vertical hairline cracks are common from concrete shrinkage. Wide, growing, horizontal or stair-step cracks deserve an engineer inspection.
Does homeowners insurance cover foundation repair?
Usually not for settling or soil movement. It may cover damage from a sudden covered event such as a burst pipe.
How long does foundation repair last?
Properly installed piers and wall systems are designed to last decades and often come with lifetime transferable warranties.
Should I buy a house with foundation problems?
Only after an independent engineer inspection and repair quotes, which can be used to negotiate the price.
Related guides
This is general information, not a professional inspection. See how we research costs.