How Much Does Foundation Repair Cost?

You have heard that a home is the most expensive purchase you will make in your lifetime. If this is true, it should be of concern if the foundation needs to be repaired or replaced. The cost of foundation repair can vary depending on many factors like repair method.

• Repairing an old brick house foundation can range from $8,000-$25,000.
• Repairing a block foundation can range from $4,500-$15,000.
• The cost to replace a pier and beam foundation can be as low as $1,500 or as high as $10,000.

These are just average costs, and your actual average foundation repair cost could be more or less depending on the severity of the damage and the type of foundation you have.
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This article will help you better understand the different types of foundations, what affects foundation repair costs, etc.

Factors to Calculate Foundation Repair Cost

There are many factors to consider when trying to calculate the cost of foundation repair.

Materials, Permits, and Labour

The first thing you need to do is estimate the materials required for the repair. The most common foundation repair material is concrete. Other materials that may be used are steel, wood, and piers.

You will also need to factor in the cost of permits. The cost of a permit can range from $75-$150.
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The last material cost you need to factor in is the cost of labor. The average foundation repair takes 3-5 days to complete. You can expect to pay $150-$200 per hour for labor.

Specific Cause of the Foundation Issue

The next thing you need to consider is the specific cause of the foundation issue. The three most common causes of foundation issues are:

1. Soil erosion
2. Poor drainage
3. Settling

These three factors can be caused by many different things, such as:
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1. Plumbing leaks
2. Improperly compacted soil
3. Vegetation growing against the foundation
4. Grade changes next to the foundation
5. Heavy rains or prolonged drought
6. Faulty gutter system
7. Tree roots growing into the foundation
8. Improperly installed windows or doors
9. Poorly compacted backfill soil
10. Poorly constructed foundation

Intensity and Type of the Foundation Issue

With many of the above factors, there are different levels of intensity. For example, soil erosion could be something as small as a few foundation cracks or large sections of your foundation shifting.

With plumbing leaks, it could be a small drip going on for months or a large pipe that has burst and is causing flooding in your basement. Foundation leak repair cost will obviously be different for each of these scenarios.
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The type of foundation issue will also play a role in the repair cost because it'll determine how the repair needs to be done and what type of materials need to be used.

Repair Technique 

Who you choose to repair will also affect the cost. Some foundation repair companies use what is called a slab-jacking technique. This is where they drill holes in your foundation and pump concrete under the foundation to raise it back into place.

Other companies use a piering technique. This is where they drive steel or concrete piers into the ground and attach them to your foundation. Then they use hydraulic jacks to lift the foundation back into place.
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The type of technique used will also affect the cost. The piercing technique is usually more expensive because it requires more materials and labor.

Type of Foundation 

The type of foundation you have will also play a role in the repair cost. The three most common types of foundations are:
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• Concrete Slab - If you have a concrete slab foundation, the repair cost will be on the lower end. This is because the repair is usually relatively simple and doesn't require as many materials.
• Crawl Space - Moisture is the biggest enemy of a crawl space foundation. If you have a crawl space foundation, you will need to factor in the cost of a vapor barrier. A vapor barrier is a thick plastic sheet placed on the ground to prevent moisture from coming up through the soil.
• Brick Block - The repair cost for a brick block foundation will be on the higher end. This is because the repair usually requires more materials and labor.
• Pier and Beam - Commonly known as a post and beam foundation, this foundation is generally found in older homes. The repair cost for this type of foundation will be on the higher end. This is because the repair is usually more complex and requires more materials.

Size of Home

Understandably, the size of your home will play a role in the foundation repair cost. The bigger your home, the more material and labor it's going to take to repair the foundation. Although, minor cracks in a large home will generally cost the same to repair as major cracks in a small home.

Conclusion 

Foundation repair costs can vary quite a bit depending on the extent of the damage and the type of foundation repair methods.

However, it is essential to note that foundation repair is an important investment in your home and should not be put off (check out the consequences of not fixing foundation issues)
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If you think you may have a permanent solution to foundation damage, it is best to have it inspected by a foundation repair contractor as soon as possible to get an accurate estimate of the repair costs.

Author

​David is the lead content editor at RVA Paving Pros, a service for Richmond VA residents. In his spare time, David likes to travel, read about business and visit the finest italian restaurants in town!