Repairing the foundation of your home can be one of the most dreaded and daunting tasks and associated costs for homeowners. In fact, the common foundation repair cost can reach, on average, as high as $6,000!
A house foundation repair cost can be especially exorbitant depending upon the type of foundation, the size of the home, and the terrain on which it has been built.
Other major contributing factors to your foundation repair cost involve what kind of repairs are being completed. For example, if you have a cracking foundation, the average cost is under $800. On the other end of the spectrum are issues like bowing walls, which can cost over $10,000.
As you can see, the cost to repair a foundation varies widely depending on a number of different factors. with that in mind, let’s take a more detailed look at these factors and who you should call for your repair.
Factors That Determine a House Foundation Repair Cost
As mentioned above, there are a number of factors that determine the cost to repair a foundation. Here, we’ll go over five common factors and then look at the more detailed issues that each individual home may be experiencing that can either mitigate or worsen the damage to your wallet.
Location of Your Home
As with most construction projects, the location of the project and the proximity to the necessary supplies is one of the most important factors in determining the cost of your foundation repair.
It stands to reason that if the construction company or repair contractor has to haul in literal tons of concrete, dirt, or other materials over a long distance, they may charge you for the extra mileage and associated fuel costs.
The necessary material will also play a factor here. If it is not something that is found locally or readily available, the contractor may have to work out logistics to get the material there. If this is the case, they have to take man hours into account when deciding on a price.
Other Access Limitations
Your proximity to the necessary materials is only the start of the access limitations that may apply to your house foundation repair. If there are no obstructions, you should be okay. However, this is not likely the case.
On the contrary, the chances are pretty high that you’re going to need a pier or pile repair or replacement. It’s surprisingly rare to have even the necessary 2-foot-by-2-foot areas that are completely obstruction-free around the entire circumference of the foundation.
This is not limited to just tree roots and tile drains, either. Think about any access points that the repair team will need that are near sidewalks or patios. Landscaping or hardscaping can even present a challenge that will increase the cost of your repair.
For pier work, it can cost around $3,000 for each pier repair. The moral of the story here is that while piering and piling can cost a pretty penny in relation to other foundation repair costs, it needs to be done regardless of what access limitations there are in the end.
Type of Repair
Obviously, another huge factor in determining a house foundation repair cost is going to be the type of repair that needs to be done. Let’s take a brief look at some of the different types of repairs that are common before explaining the process and cost of each.
- Basement Underpinning or Piering
- Foundation Sealing
- Foundation Stabilization
- Foundation Jacking
Basement Underpinning or Piering
This is the process by which the foundation is raised and hydraulic piers are placed under the foundation to help support the foundation. Piering is a trusted long-term repair method but it is also a bit pricey as mentioned above.
This type of repair is used when the foundation is beginning to settle and become uneven. It is extremely important to have this kind of work taken care of because it is the kind that will inevitably get worse as time goes by.
Foundation Sealing
Used more for cosmetic foundation repairs and waterproofing issues, foundation sealing is a pretty self-explanatory but still-important process. A cracking foundation will let moisture infiltrate it through both precipitation and humidity.
Foundation Stabilization
During foundation stabilization, a foundation expert will install carbon fiber stabilizers or (more typically) steel stabilizers to hold the foundation in place. This process can also be a fairly pricey one depending upon the exact materials that are used by the contractor.
Foundation Jacking
Foundation jacking (aka “slabjacking”) is a process by which grout or some other aggregate material is pumped into and around the foundation of the home. Slabjacking has two main considerations for homeowners – it is often the cheapest route in terms of foundation repair cost, but it is also by far the least permanent.
Common Problems
Most common problems with foundations can be identified by the homeowner themselves, especially if they have lived in the home for an extended period of time. While fixing these problems should always be done by a professional, here are some issues to keep an eye out for when you’re suspicious that repairing a foundation is in your near future.
- Foundation Crumbling
- Foundation Sinking
- Leaks (especially in basements and crawlspace)
- Cracks
- Bowing
- Erosion around or near the foundation
What To Do If You Notice A Potential Issue
As mentioned above, professionals should be hired to conduct any kind of major house foundation repair. If you are in the Dallas-Fort Worth area, give us a call for a free consultation and we will do our best to guide you in the right direction before deciding on the next steps. We can get you one step closer to determining your house foundation repair cost and get someone to physically inspect the site as soon as possible.
