This post was originally published on 9/28/18, and updated by Kelly Kater on 6/25/20.
How much does it cost to repair a foundation? That depends on three things: the type of issue, the severity of the issue and the repair method needed. You really cannot overstate the importance of a good foundation. The rest of your house rests -literally- on the strength and stability of that foundation.
Based on the materials currently available, the ideal material for a foundation is poured concrete. There are other options of course, including concrete blocks, brick, and stone. One thing these substances all have in common is that they are porous. This means water can seep into them, which can gradually translate into cracks and other damages.
Acculevel is a family-owned and operated company that specializes in concrete foundation repair. Founded in 1996, we believe in dealing fairly and honestly with homeowners. Our goal is to treat your home as if it were ours, and to restore it to its original safe and healthy form.
This article provides a broad summary of costs for you. The specific pricing of a repair depends on the type of issue, the severity of it, and the best repair method. We’ll provide additional resources for you as we go, to delve further into individual topics. Since there are three primary issues we see in this industry, we’ll divide them up.
Hairline (Small) Cracks in the Foundation
You don’t have to panic every time you see a foundation crack. Small hairline cracks are a typical sort of problem in the Midwest. The extreme temperature ranges we have here can cause some routine expansion and contraction of the foundation materials. These should be repaired promptly, because if they are left alone, they will eventually become cracks that can create panic. At Acculevel, we use an epoxy fill repair method. This material has a bit of flexibility to it, which allows it to move with the slight expansion/contraction of the season. The minimum cost to fill cracks is $800.
Not sure what you have? Check out this piece on when you should worry about cracks in your foundation.
This photo was taken by an Acculevel project manager during a routine free estimate. This hairline crack is beginning to widen and let in water.
(This is a concrete wall that has been “textured” to give the appearance of brick.)
Cracking or Bowing Walls
If you have large cracks in your foundation, like horizontal or stair-step cracks, or a wall is actually bowing, you need to act quickly. If these are not addressed and repaired effectively, the consequences can be serious and dramatic. Walls can and will collapse, if they’re not reinforced. I apologize, but I get a wee bit pushy about this topic: it is urgent that you fix a bowed or bulging wall.
The costs to repair a bowing wall vary, depending on how significantly it is bowing. Over the last year, the average Acculevel customer paid $5500-$6500 for these repairs. For more about repair methods, please read this comparison piece that covers carbon fiber straps, wall anchors, and helical tie-backs.
This photo was taken by an acculevel project manager during a routine free estimate. In this wall, both a horizontal and stair-step crack are visible.
Settling or Sinking Foundation
Sometimes, cracks in your foundation can indicate settling. If you have cracks in the foundation, check the inside of your house in that same area. Are there cracks in the drywall? Do the windows and doors in that area “stick?” (Don’t close or open easily.) It’s the combination of these signs that indicate your foundation is settling.
If it is settling, the best repair method is helical piers. The price for these depends on the quantity and the type of installation. If the piers can be machine-dug, they’re less expensive than those dug by hand. Price range varies from $1300-$1900 each.
For more details about how these are installed and the factors that determine cost, please check out our blog on how much piers cost.
This picture was taken by an Acculevel project manager during a routine free estimate. The outside cracks are one indication that the foundation is settling.
- Three steps to getting the best price for home repairs: a quick guide of ways to make sure you’re not paying more than you should for good service.
- Questions to ask a contractor: One of the steps in that article involved being an informed consumer. This will help. It’s a detailed checklist of questions you should ask ANY contractor before signing a contract.
- Hydrostatic Pressure: water in the soil around your house. This is the cause of most foundation problems.
- Lifetime Warranty: Do you know what the true definition of a “lifetime” warranty is on services like home repair? If the answer is no, please read this.
Does Your Foundation Need Repairs?
If so, you should find an experienced foundation company, and make an appointment. Before you sign a contract for any service, always verify the company is reputable, insured, and accredited by the Better Business Bureau.
If you live in Indiana or the surrounding states, contact Acculevel. One of friendly customer service representatives will schedule a free estimate for you. One of our experienced project managers will evaluate the areas of concern and recommend the best course of action for you, to keep your home strong and healthy for years to come.