How Much Does it Cost to Repair a Foundation?

When we think of home maintenance, we often think of vacuuming the floors, servicing the HVAC system, and doing some spring cleaning. However, thorough maintenance should be done all the way down to the foundation. Your home’s foundation is quite literally its backbone, and without its stability, your home would be in a precarious position. At Everdry Waterproofing of Wisconsin, we proudly help homeowners in Milwaukee, WI and the surrounding communities ensure their foundations are steady.

Our team gets lots of questions about foundation projects, but one we hear time and time again is this: how much does foundation repair cost? It’s impossible to give a specific answer, but we can provide the information you need to understand these expenses. Check out our comprehensive guide to foundation problems and their costs.

What Causes Foundation Issues?

The first step to repairing a foundation problem is understanding where it stems. Cracks in your foundation can occur from any number of things, including these common causes:

Poor Soil Conditions

The type of soil beneath your home plays a major role in your foundation’s stability. Certain soil types, like clay, can absorb large amounts of water and expand, exerting pressure on your foundation. Conversely, during dry periods, the soil contracts, making the foundation more prone to settling or cracking. Wall cracks, gaps between stairs and walls, and uneven flooring can all indicate poor underlying soil.

Excessive Moisture or Poor Drainage

Water is a double-edged sword when it comes to foundations. Too much water in the surrounding soil causes it to expand, and poor drainage systems direct this water toward your foundation, leading to leaks, erosion, and settlement. On the flip side, a lack of water can cause the soil to shrink and create voids under your foundation. If you have improperly installed gutters, downspouts placed too close to your foundation, or significant leaks, you could be at risk for noticeable damage.

Tree Roots and Vegetation

The landscaping around your home sometimes creates unintended consequences for your foundation. Large trees and shrubs with aggressive root systems can draw significant moisture from the soil beneath your foundation. This can cause uneven soil contraction, leading to cracks or sinking. While trees are great for curb appeal and shade, ensure they’re planted at a safe distance from your home. A good rule of thumb is to place trees at least their mature height away from the foundation.

Extreme Weather Changes

Sudden weather changes can wreak havoc on your foundation. Intense rainfall can oversaturate the ground, while extended dry spells dehydrate the soil, causing it to shrink and pull away from your foundation. These constant shifts in moisture levels create undue stress on the structure.

Poor Construction Practices

Sometimes, the problem begins before the first brick is even laid. Poor construction practices—like inadequate soil compaction, improper grading, or using substandard materials—can lead to long-term foundation instability. If your home is a new build, and you’re already seeing foundation cracks, you may need repair services. When purchasing a new home, request documentation or inspections to confirm your foundation is in top shape.

Plumbing Leaks

Undetected plumbing leaks beneath the foundation can lead to soil erosion and shifting over time. This is especially common in older homes with aging plumbing systems. These leaks are not only wasteful but can also compromise the stability of your foundation. If you suspect a leak, consult a professional plumber as soon as possible to perform a leak detection test and address the issue.

When to Call for Foundation Repair Help

Spotting foundation issues early can save you a world of trouble—and expense. But how do you know if your home’s foundation needs immediate attention? After all, most homeowners don’t want to cry wolf and call the professionals before it’s necessary. Here are common symptoms to watch out for:

Cracks in Walls or Floors

One of the most telltale signs of foundation problems is the appearance of cracks. These cracks can occur in drywall, brick exterior walls, or even on the floors. Horizontal cracks are often a red flag for structural shifts, while vertical cracks are typically less serious.

Doors and Windows That Stick

If your doors and windows suddenly start sticking or don’t close properly, it could indicate that your foundation has shifted and caused frame misalignment.

Uneven Floors

Have you noticed your furniture isn’t sitting level? Does it feel like you’re walking on a slope? Uneven or sagging floors could point to a foundation issue.

Gaps Around Exterior Doors or Windows

If gaps are appearing around door or window frames, or you notice that exterior doors don’t sit flush against their frames, this could be another sign of a shifting foundation.

Water Pooling Near the Foundation

Drainage issues can quickly lead to water pooling around the foundation. Be on the lookout for moist spots or mold growth in your basement, and reach out for a mold assessment if you have any cause for concern.

Factors Affecting Home Foundation Repair Costs

Once you know you have a problem with your foundation, it’s time to start thinking about repairs. You likely have lots of questions about foundation repairs, none more pressing than how much the project will cost. Without knowing your exact circumstances, it’s impossible to know how much repairs will cost. However, we take the following factors into account when evaluating your property:

Type of Damage

The type and severity of the foundation damage significantly impact the repair costs. Our technicians are skilled in pinpointing the cause of the damage and recommending cost-effective solutions.

Repair Method

Different repair methods come with varying price tags. Some common methods include

• Injection of Epoxy or Polyurethane Foam—This material is often used to seal smaller foundation cracks without breaking the bank.
• Piering (Underpinning)—Steel or concrete piers can be installed to stabilize the sinking sections of your home’s foundation. This method costs anywhere from $1,000 to $3,000 per pier, and the number of piers you need depends on the size of the affected area.
• Slabjacking—For homes built on a concrete slab, slabjacking (or mudjacking) involves pumping material under the slab to raise it.
• Waterproofing and Drainage Solutions—To prevent future issues, waterproofing or installing drainage systems may be necessary. These costs can range from $2,000 to $10,000, depending on the scope of work.

Foundation Type

The type of foundation your home has will also influence repair costs. Different foundations use different materials and require unique solutions. We may recommend repairs to the following:

• Concrete Slabs—Repairs are relatively straightforward and cost-effective.
• Crawl spaces—Repairs often involve added steps like reinforcing the beams and joists, which increase labor costs.
• Basement Foundation—Basement repairs can require waterproofing, wall reinforcements, or extensive structural support, making it more expensive compared to other types.

Extent of the Damage

Unsurprisingly, minor foundation issues are quicker and cheaper to repair than more extensive damage. A small hairline crack can often be repaired with a quick injection of epoxy, while structural issues like shifting or bowing walls often involve a complete overhaul of your foundation.

Location and Soil Conditions

The soil beneath your house plays a major role in foundation issues and the cost of fixing them. Expansive clay soils that swell when wet and shrink when dry are notorious for causing foundation problems. Rocky or sandy soils, by contrast, are typically more stable but can increase excavation costs when repairs are needed.

The location also affects the cost of labor and materials. Urban areas with high labor costs or homes in remote locations, where transporting materials is more challenging, can drive up the price.

Accessibility

How easily workers and equipment can access your foundation directly impacts costs. If your home’s foundation is difficult to reach, whether it’s due to landscaping, a deck, or tight crawlspaces, expect to pay more for repairs that require additional effort.

Permits and Inspections

Some repairs require permits from your local government, especially for structural work or significant excavations. Permit costs vary but typically fall between $75 and $500. You might also need inspections to ensure the repairs comply with local building codes, another factor that adds to the total expense.

Now, Let’s Talk Numbers

It’s time to break down what you can expect to spend on various types of foundation repair projects. While expenses will vary based on the specifics of your situation, here’s a general estimate of typical costs:

Home Foundation Repair Costs

Foundation repair costs can vary widely depending on the severity of the damage, the foundation type, and where you live. On average, homeowners spend between $2,000 and $7,500 for general foundation repairs, but the range can extend up to $25,000 for extensive issues.

Foundation Leak Repair Costs

Leaks in the foundation often stem from poor drainage or cracks caused by settling. Repairing foundation leaks can cost anywhere between $2,000 and $6,000, depending on the severity of the leak and accessibility issues. Waterproofing solutions, such as exterior drainage systems, cost around $5,000–$10,000, while minor internal epoxy crack repairs may cost as little as $500. If the damage is severe and requires excavation to repair the foundation walls and install new drainage systems, expect to pay on the higher end of the scale.

Foundation Water Damage Repair Cost

When water causes significant damage to your foundation, costs can escalate quickly. Water damage repair averages between $2,500 and $10,000 and requires multi-step solutions. If a mold assessment or structural reinforcement is necessary, those services can further increase costs.

Foundation Crack Repair Costs

Not all cracks in your foundation spell disaster. Hairline cracks caused by normal settling may only be cosmetic. However, substantial cracks wider than 1/4 inch often indicate structural issues that should be addressed immediately. The cost for foundation crack repairs typically ranges from $250 to $800 per crack, but wider cracks will incur additional costs.

Concrete Foundation Repair Costs

Concrete foundations are durable but not immune to issues like cracks, shifting, or sinking. To repair a concrete foundation, homeowners should expect to pay between $2,000 and $7,500, depending on the extent of the damage.

Block Foundation Repair Costs

Over time, block foundations can deteriorate or develop bowing walls and gaps between blocks. The cost to repair a block foundation generally falls between $500 and $6,000. Significant damage can lead to expenses up to $30,000, so be sure to schedule regular inspections and catch problems early.

Slab Foundation Repair Costs

If your home is built on a slab foundation, you’ll need to be prepared for sinking or settling. On average, repairing a slab foundation costs $2,000 to $7,000, with more extensive fixes like leveling or underpinning pushing the price higher. Slabjacking is one common repair method costing $500 to $1,500.

Pier and Beam Foundation Repair Costs

Pier and beam foundations, while less common, are susceptible to water damage, wood rot, and shifting piers. Repair costs for a pier and beam foundation generally range from $4,000 to $10,000, depending on the extent of the issue. Leveling a pier and beam foundation costs $1,500 to $3,000, while replacing damaged or rotted wooden beams can drive repair costs to $8,000 or more. Keep in mind that this foundation type requires periodic inspections to catch developing problems before they become dangerous.

How to Avoid Future Foundation Problems

Preventing foundation problems is far more cost-effective than fixing them. Here are a few actionable steps you can take to protect your home:

• Ensure Proper Drainage—Water is one of the biggest threats to your foundation. Make sure your gutters and downspouts are functioning properly and direct water at least five to ten feet away from the foundation.
• Maintain Consistent Moisture in Soil—Sudden changes in soil moisture—whether from heavy rain or drought—can cause soil to expand or contract, leading to foundation shifts. Use a soaker hose around the foundation during dry periods to keep soil moisture levels consistent.
• Avoid Planting Trees Too Close—Tree roots can grow into the foundation and cause damage over time. Keep large trees at least 10–20 feet away from your home’s foundation, or consult an arborist if you’re unsure.
• Repair Cracks Immediately— Don’t ignore even small cracks in your walls or floor. Addressing them early can prevent them from growing bigger and leading to an entire foundation rebuild.
• Schedule Regular Inspections—Hire a foundation expert to inspect your home every few years. Catching an issue early can save you thousands.

How to Choose a Foundation Repair Contractor

You understand the causes of foundation troubles and know what to expect in terms of costs. To get the best deal, you’ll need to choose a reliable contractor. Remember, money is just one part of the puzzle. The last thing you want is to go with the cheapest option and compromise on quality results. Here are our tips for choosing the right foundation repair contractor:

• Verify Credentials—Make sure any contractor you consider is licensed, bonded, and insured. This protects you in case of accidents or subpar work. In addition to meeting these requirements, Everdry Waterproofing of Wisconsin has also earned an A+ rating with the Better Business Bureau.
• Read Reviews and Testimonials—Look for reviews online or ask for recommendations from friends, family, or neighbors. Positive testimonials can give you confidence in your choice.
• Request Multiple Quotes—Don’t settle for the first estimate you receive. Getting at least three quotes will help you compare prices and understand the project’s scope. Be sure to ask any questions about the foundation leak repair costs.
• Ask About Warranties—A reputable contractor should stand by its work. Ask about warranties on both the materials and the labor.
• Check Their Experience—Foundation repair is a specialized field. Be sure your contractor has specific experience with your type of foundation issue. Taking the time to vet contractors thoroughly will give you peace of mind and help ensure your repair project goes smoothly.

FAQs About Foundation Crack Repair Costs

You probably have plenty of questions about foundations, water damage, and repair costs. Often, these inquiries go beyond just a simple, “How much does this cost?” Fortunately, the team at Everdry Waterproofing of Wisconsin has the expertise to address all your concerns. Check out some of our other frequently asked questions:

Are Foundation Repairs Covered by Insurance?

It depends. If the foundation damage is caused by a flood or another covered disaster, your homeowners’ insurance might help cover repair costs. However, damage caused by general settling, poor construction, or lack of maintenance is usually not covered. Check your policy and speak with your insurance provider to understand where you can get help.

Can Foundation Repairs Be Financed?

Yes! Our team offers several financing options and coupons to help offset the concrete foundation repair cost. Other ways to fund your repair work include**:

• Home equity loans
• Personal loans
• Government assistance programs

**Always ask your contractor about financing options or payment plans before signing a contract.

How Urgent Are Foundation Repairs?

Foundation problems never fix themselves. Delaying repairs often leads to more severe damage—and higher costs down the line. Here’s why you shouldn’t wait:

• Worsening Damage—Cracked walls and sinking floors can spread to other areas of the home. Before long, it might be dangerous for you and your family to continue living in your Milwaukee home.
• Decreased Property Value—Foundation issues can scare off potential buyers and lower appraisal value. If you have plans to sell within the next few years, it’s in your best interest to take care of foundation and water damage repair as soon as possible.
• Higher Costs—If you wait to fix foundation issues, you could be saddled with even higher costs down the line. Fixing a small crack for $800 is much better than investing thousands into a full rebuild.

How Long Does Foundation Repair Take?

Just like its cost, the length of a foundation repair project depends on several factors. The repair work will take longer for large properties and complicated repair methods, but we may be able to cut down on time for smaller homes. In general, minor repairs or adjustments can often be completed within a few days or a week. However, more extensive repairs that involve underpinning or stabilization may take several weeks to complete. If you have questions about the duration of your specific project, don’t hesitate to ask our friendly team.

Can I DIY Foundation Repairs to Save Costs?

While it may be tempting to take a do-it-yourself approach to foundation repairs, it’s important to consider the complexities and risks involved. Foundation issues are often intricate and require specialized knowledge and equipment to address properly. Attempting to fix them without the necessary expertise can lead to further damage and increased costs in the long run. What’s more, DIY foundation repairs may not meet the necessary building codes and regulations, potentially causing complications when selling or insuring your home.

Professional foundation repair specialists have the expertise, experience, and tools to accurately assess the extent of the damage and recommend appropriate repair methods. They can ensure that repairs are done correctly, addressing the underlying issues and preventing future problems. While professional foundation repairs may involve a financial investment, it’s worth considering the long-term benefits of a properly repaired foundation.

Count on Us for Your Needs Beyond Foundation Repair

Many times, the need for foundation repair comes with a slew of other issues. Thankfully, our team has the expertise to handle a wide range of home services. Count on us for the following services, among others:

• Interior Waterproofing—When mold and mildew take hold in your home, give our team a call. We’re experts in interior waterproofing and assessing mold damage.
• Basement Ventilation—Your indoor air quality could be worse than what’s outdoors! Basements can get especially humid, so talk to our team about installing basement ventilation measures.
• Backup Battery Installation—Problems with your sump pump? Look to our technicians to install a backup battery and identify any underlying issues.

Reach Out to Everdry Waterproofing of Wisconsin

Cracks in your home’s foundation can’t wait! As soon as you notice a problem, get in touch with Everdry Waterproofing of Wisconsin. Our Milwaukee team can explain things like the block foundation repair cost and ensure your home stays safe and sound. Contact us today to discuss our services.