Foundation Repair Cost Calculator

Foundation repair costs $2,000–$7,500 for most homeowners. Minor crack sealing runs $250–$800 per crack. Pier underpinning costs $1,000–$2,000 per pier (most homes need 6–12 piers, totaling $6,000–$24,000). Wall anchors cost $800–$1,500 each. Full foundation replacement ranges from $20,000–$60,000+.

Common warning signs include diagonal cracks in drywall or brick, sticking doors and windows, uneven or sloping floors, gaps between walls and ceiling or floor, bowing basement walls, and water intrusion in the basement or crawl space. Cracks wider than 1/4 inch or horizontal cracks indicate significant structural issues.

Standard homeowners insurance typically does not cover foundation repair caused by settling, soil movement, or poor drainage. However, insurance may cover foundation damage from sudden events like plumbing leaks, fallen trees, or natural disasters (if covered by your policy). Check your policy for specific exclusions.

Crack sealing takes 1–2 days. Pier underpinning takes 3–7 days depending on the number of piers. Wall anchor installation takes 2–4 days. Full foundation replacement is a major project taking 2–4 weeks. Most repairs allow you to stay in the home during the work.

Push piers are hydraulically driven into the ground using the weight of the structure, best for heavy structures with deep load-bearing soil. Helical piers are screwed into the ground like giant screws and work in lighter structures or areas with shallow bedrock. Both cost $1,000–$2,000 per pier. A structural engineer can recommend the best option.

Yes, when done correctly. Pier underpinning provides permanent stabilization by transferring the home's weight to deep, stable soil. Wall anchors permanently counteract lateral pressure. Most reputable companies offer 25-year to lifetime transferable warranties. However, if the underlying cause (poor drainage, plumbing leaks) is not addressed, new problems can develop.

Yes, a structural engineer inspection ($300–$800) is highly recommended before committing to repairs. Engineers provide unbiased assessments (unlike free inspections from repair companies that may oversell), identify the root cause, and specify exactly what repairs are needed. Their report can save thousands by avoiding unnecessary work.

Unrepaired foundation issues can reduce home value by 10–15%. Professionally repaired foundations with transferable warranties actually reassure buyers and minimize value loss. Disclosure laws require sellers to reveal known foundation problems in most states, making pre-sale repair a smart investment.