Foundation Repair Cost 2026: $2,200–$8,400 Typical US

Repairing one settled or cracked area on a US single-family house — about two to four push or helical piers, a short run of wall anchors or braces on one wall, or injection of the cracks that go with that movement, reached from outside — often clusters around $2,200–$8,400. That is the typical foundation repair cost for that scope. A push or helical pier is typically about $1,000–$2,500 once the job has more than one. A major repair of about eight to twelve piers is typically $8,500–$24,000. Full house leveling is typically $8,000–$22,000. The wider national spread, about $500–$30,000, covers one accessible crack injection at the low end and a long pier run in hard access, with the yard put back, at the high end. A new foundation, a basement wall rebuilt, a driveway replacement, or a main sewer line can clear that spread. These are typical planning ranges, not a survey and not a quote.

This page is a repair of a foundation the house already has. A new foundation under an addition, a coat of basement waterproofing on a wall that has not moved, and a drain by itself are different projects. That drain is the French drain guide. Water still dumping on the footing is part of why a house moves. The eaves and the downspouts are the gutter guide. A pump in a basement pit, or a pit that has to be cut, is the sump pump guide. A lateral leaking under the slab is the sewer guide.

The steel price is not the job. A pier can look like a pipe on a pallet. The bid is the dig beside the footing, the bracket, the depth to soil or rock that will hold, the backfill, and whatever walk, planting, or floor you open to get there. Price the corner someone has looked at, not a per-pier rate from a forum.

The rows below are ways to read one job. They are not added together. The per-pier row is an installed pier, push or helical, on a job with more than one pier: the pier, the bracket, and ordinary backfill of that hole. The pier-count rows are that install for that count, reached from outside. Crack sealing, braces, mudjacking, foam, and full leveling are other methods, not a second bill on top of the piers. The foundation-type rows are a common repair on that foundation. The slab row and the typical band are the same reading when the job is one settled slab area. Use an add-on row only when the bid left that line out, or when the yard actually has to be restored.

Scope	Typical planning range
Crack sealing, one or a few cracks	$500–$1,800
Wall anchors or bracing, per brace	$500–$1,400
Push or helical piers, per pier	$1,000–$2,500
About 2 piers	$2,200–$5,500
About 4 piers	$4,000–$10,000
About 6 piers	$6,000–$15,000
About 8 to 12 piers, a major repair	$8,500–$24,000
Slabjacking / mudjacking, one section	$1,000–$3,500
Polyurethane foam, one section	$2,000–$6,500
Full leveling	$8,000–$22,000
Slab	$2,200–$8,400
Crawl space or pier and beam	$2,500–$9,500
Basement	$3,500–$12,000
Structural engineer report	$500–$1,500
Permit, when the bid leaves the city fee out	$150–$750
Landscaping restore	$500–$2,500

Crack sealing, epoxy or polyurethane injection of one crack or a few cracks, is typically $500–$1,800. That is the cost to fix foundation cracks when the wall is not still moving. The floor of the wider spread, near $500, is one accessible crack in a lower-cost area. It is not a pier job someone discounted. A crack dug out to the footing, or several cracks on the same wall, sits toward $1,800 and can enter the typical band. Injection on a footing that is still dropping fills a crack that opens again. In that case the pier or the brace is the repair, and this row is only the seal if the bid prices it separately.

Wall anchors or bracing are typically $500–$1,400 per brace. Carbon-fiber straps, glued to a wall that bows inward, sit toward the floor of that row. A steel wall anchor sits toward the top, because the plate inside is tied to an anchor in the yard and that hole has to be dug. Four braces at $500 is $2,000, under the typical band. A one-wall job is usually about four to six braces, and that job often lands at $2,200–$8,400. Four times $1,400 is $5,600. Six times $1,400 is $8,400, the top of the typical band. Eight times $1,400 is $11,200, which leaves the typical band and stays inside the wider spread. Use the per-brace row for the count on the wall. Adding a second copy of the typical band double-counts it.

Push or helical piers are typically $1,000–$2,500 per pier. That is the foundation repair cost per pier for this page: the pier to a bearing stratum, the bracket under the footing, and ordinary soil back in the hole, on a job with more than one pier. Push piers, also called resistance piers, are driven with the weight of the house. Helical piers are screwed in, and the crew can read the torque. On a house heavy enough to drive them, push often sits toward the floor of the row and helical toward the top. The two overlap. Ask which one the bid is. A push price and a helical price are two proposals, not two lines you add.

About two piers is $2,200–$5,500. Two times $1,000 is $2,000, under the row. Two times $2,500 is $5,000. The floor sits at $2,200, and the top at $5,500, because the trip, the brackets, and the permit do not shrink to a pair of the cheapest holes. About four piers is $4,000–$10,000. Four times $1,000 is the floor. Four times about $2,100 is $8,400, the top of the typical band, a straightforward outside install. Four times $2,500 is $10,000, the top of the row, which is four hard holes: deep, obstructed, or cut from inside. That $10,000 leaves the typical band and stays inside the wider spread.

About six piers is $6,000–$15,000. Six times $1,000 is the floor, still inside the typical band. Six times $1,400 is $8,400. Six times $2,500 is the top. A six-pier job can touch the typical band when every hole is an easy outside dig. Most of the row sits above it. About eight to twelve piers, a major repair, is typically $8,500–$24,000. Eight times $1,000 is $8,000, which still touches the typical band. The major-repair row starts at $8,500 because a run that long is rarely the cheapest pier in every hole. Twelve times $2,000 is $24,000. Twelve times $2,500 is $30,000, the top of the wider spread, when the piers are deep or the crew is working inside. Use the count row. Adding it to the per-pier row double-counts the steel.

Slabjacking, the lift of a sunken section, splits into mud and foam. Mudjacking pumps a cement slurry through holes in the slab. It is typically about $3–$8 per square foot once the area is large enough that the pump is not the whole bid, and one section is typically $1,000–$3,500. Two hundred square feet at $5–$8 is $1,000–$1,600. Four hundred square feet at $8 is $3,200. The top of the row, $3,500, is a thicker lift or a longer hose. One hundred square feet at $3 is $300, under the row, because the crew does not get cheaper than the trip. A whole-house slab is not this row.

Polyurethane foam, pumped so it expands under the slab, is typically about $8–$20 per square foot, and one section is typically $2,000–$6,500. The holes are smaller than a mudjacking hole, and the fill weighs less. Two hundred square feet at $10–$20 is $2,000–$4,000. Three hundred square feet at $20 is $6,000. The top, $6,500, is hard access or a larger section. A hundred and fifty square feet at $12 is $1,800, under the row, for the same reason a short mud job is. Foam and mud can meet around $2,000–$3,500. Ask for both prices on the same area. Neither lift replaces a footing that has lost its bearing. A section that sinks again is a pier question.

Full leveling is typically $8,000–$22,000. That is the house leveling cost when the whole floor is brought back: a pier-and-beam house on jacks, with shims and supports sistered or replaced, or a slab that needs piers along much of the perimeter. The floor of the row touches the top of the typical band. It can be a pier-and-beam relevel that is not twelve new steel piers. The top is a larger house or a tight crawl. Do not add this row to the eight-to-twelve pier row. A slab leveled with new piers is one of those readings, not both. A new foundation, or a basement wall taken down and rebuilt, can clear $22,000 and can clear $30,000.

Slab foundation repair cost, for one settled area repaired from outside, is $2,200–$8,400. That is the typical band, and it is the baseline on this page. A small foam or mud lift sits in the lower half. About four outside piers overlap it from $4,000–$8,400, and the four-pier top of $10,000 is the part that has left the slab row. Do not add the slab row to the four-pier row. A slab that needs piers along two walls uses the pier-count row for that count.

Pier and beam foundation repair cost, and the same work under a crawl space, is $2,500–$9,500 when the job is one low area: a few piers, shims, or a short relevel the crew can reach. The floor overlaps the typical band. Rotten beams, a crawl the crew has to move through on their stomach, or more of the floor sits toward $9,500 and leaves the typical band. House leveling of the whole pier-and-beam floor is the full-leveling row, $8,000–$22,000, not this row plus that row.

A basement repair of one corner or one wall is typically $3,500–$12,000. The floor sits above the slab floor because the crew is often inside and outside, and the work is a run of anchors or piers at a settled corner rather than four cheap straps. A short carbon-fiber run can still price on the brace math and land at $2,200–$5,600, inside the typical band and under this row. Use the brace math for that case. The basement row overlaps the typical band from $3,500 to $8,400. The top, $12,000, is a long wall or a corner plus the cracks, and it stays inside the wider spread. Rebuilding the wall is not this row.

A structural engineer’s report is typically $500–$1,500. A short letter after one visit sits toward the floor. A written scheme, with enough detail for two contractors to bid the same work, sits toward $1,500. A second visit can leave that row. The report is usually paid before the repair bid, and a contractor’s price does not include an independent engineer unless it says so. A permit is often inside the repair rows. When the bid leaves the city fee out, that fee is often $150–$750. Add it once.

Landscaping restore along the holes — seed, shrubs the dig took out, a short run of edging — is often $500–$2,500. A designed relandscape of the yard can clear that. A driveway panel the crew cuts is the driveway guide, not this row. Interior patch of a floor or a wall the crew opened is extra. A bid that already includes the patch is one number. A new floor across the room is a different project.

What the range includes

The typical band assumes an existing single-family house and one area the crew can reach from outside. It includes about two to four push or helical piers, or a short run of wall anchors or braces on one wall, or injection of the cracks that belong to that movement, ordinary backfill, and a permit where the city requires one and the bid includes that fee. An easy outside corner in a lower-cost area sits toward $2,200. A fourth pier, steel anchors rather than straps, or a high-labor city sits toward $8,400.

How long the work takes depends on the method and the access, and the bid’s schedule is the one that counts. Injection of a crack or two is often a day. A two- to four-pier job, or a one-wall brace, is often one to three working days. A major pier run or a full leveling is often several days and can run into a second week when the crawl is tight or the city has to see the brackets before they are buried. These are typical planning spans.

Living at home during the work is the usual plan when the holes are outside. The crew needs a path along that wall and a place to set the equipment. A pier cut through a finished floor, or a basement wall braced from the inside, means that room is open. Dust and a trench along the foundation are part of an outside job. A household that cannot give up the only bathroom, because the work is under it, is the case for sleeping somewhere else. That stay is not in the repair bid.

Call a structural engineer when the movement is real, and call a foundation contractor for the price of a defined scope. The split is under DIY or hire. The engineer’s fee is the $500–$1,500 row. It is not inside the typical band unless your contract says you already paid it there.

Warranties are part of the contract, and this page is not a reading of one company’s form. A pier warranty commonly covers the piers that were installed, against further settlement at those points, and the term on the steel may be long. Labor is often a shorter term than the pier. Crack injection, foam, and mudjacking commonly carry a shorter warranty than a pier. The warranty follows the work on that contract. It does not promise a different wall will never crack, it does not cover a new plumbing leak, and it often expects the drainage that fed the movement to be corrected. Whether it transfers to a buyer is a term in the form. Read it. The warranty is not a dollar line in the planning range.

Homeowners insurance and a home warranty are contracts too. A standard homeowners policy is built around sudden and accidental damage. Settlement, soil movement, and wear in a foundation are the kind of loss those policies commonly exclude. Earthquake and flood coverage, when a policy has them, are separate contracts. Water damage from a sudden pipe break is a different question from the cost of piers for a house that has been settling for years. A home warranty may name the foundation and still exclude pre-existing movement, soil, or any amount over a low dollar limit. Read the form before you treat either one as the budget. Neither one is inside the planning range.

The floor of the national spread, near $500, is one accessible crack injection. The top, toward $30,000, is where a run of about twelve hard piers, or a major repair plus the yard, usually lands. A rebuilt basement wall or a new foundation can clear that top. Treat a number above it as a different scope and ask which driver caused it.

None of the bands include new gutters, a French drain, a sump pump, a new driveway, a main sewer line, a basement waterproofing system on a wall that has not moved, a crawl space encapsulation, or a new foundation under an addition. Downspouts that still dump on the footing are the gutter job. A panel cut for a pier is not a new driveway. A lateral that has failed under the slab is not a helical pier. A whole-house chemical termite treatment is the termite treatment guide, often $500–$2,000. Twenty-two hundred, this typical floor, is $200 past that termite top. It can be this repair at its floor, or a bait, heat, or tenting job that has left the chemical top. Those are the same dollars and not the same job. Do not fold the yard into the pier allowance, and do not fold a sewer replacement or the treatment into the foundation bid.

As a cross-check, not a bid: four outside piers at $1,000–$2,100 is $4,000–$8,400, inside the typical band. Six braces at $1,400 is $8,400. About 200 square feet of foam at $10–$20 is $2,000–$4,000. If a bid and that reading are far apart, the bid is a different count, a basement, a full leveling, or a restore the reading left out.

What moves the price

Driver	How it changes the bid
Pier count	Two piers are typically $2,200–$5,500. Four are $4,000–$10,000. Six are $6,000–$15,000. Eight to twelve, a major repair, are $8,500–$24,000. Two times the cheapest pier misses the trip.
Method	Injection is $500–$1,800. Braces are $500–$1,400 each. Piers are $1,000–$2,500 each. Mudjacking a section is $1,000–$3,500. Foam is $2,000–$6,500. Full leveling is $8,000–$22,000.
Foundation type	One slab area is the $2,200–$8,400 baseline. A crawl or pier-and-beam partial repair is $2,500–$9,500. A basement corner or one wall is $3,500–$12,000.
Soil and access	Easy outside holes sit toward the floor of the pier row. Deep piers, rock, a tight side yard, or a hole cut through a finished floor sit toward $2,500 and can leave it.
Drainage	Gutters and grade are a separate scope. Leaving the water on the footing is how a repaired corner moves again. A buried drain or a regrade can leave the typical band.
Engineer, permit, yard	An engineer is typically $500–$1,500 and is usually not in the repair bid. A permit left out is often $150–$750. Landscaping restore is often $500–$2,500.
Region	The same scope in a lower-cost area sits toward the floor of the row. A high-labor city sits toward the top and can leave it.

Soil and water are why two houses on the same block can need different rows. Clay shrinks in a dry season and swells when it gets wet, and the footing moves with it. Loose fill that was never compacted settles under a slab or a pier. A downspout that empties at the wall, a gutter that overflows at one corner, and soil that slopes toward the house keep that ground wet. A plumbing leak under a slab does the same thing from below. Extending the downspouts and correcting the grade is the repair when the foundation has not moved. Once a wall has bowed or a floor has dropped, the drainage and the structure are both real, and they are separate invoices. A buried French drain is that drainage invoice. A liner that closes a damp crawl is the crawl space encapsulation guide. It does not take the place of a pier. Gutters are the eave and the downspout. A driveway that has sunk beside the garage, or a panel the crew has to cut, is that paving job. A failed main sewer lateral under the slab is the sewer job. A supply leak under the slab is a plumber. Fix the water before you treat a pier bid as the whole answer.

Push and helical are the two pier names you will see on a bid. The installed range on this page is one row because the overlap is wide. Helical piers can go in where the house is too light to drive a push pier, and where the crew wants a torque reading. Push piers need the structure as the reaction. Interior piers, cut through a finished floor, are the cases that leave $2,500. Ask for the count, the type, and whether the crew is outside or in the house, in writing, so two bids are the same holes.

DIY or hire

Hire the structural work. Piers, wall anchors, carbon-fiber bracing, mudjacking, foam lifting, and house leveling are a permit in many cities, an excavation beside a footing, and a load path you do not get to redo. Call 811 before anyone digs. Gas, electric, and the sewer share that strip of yard more often than the grass suggests.

Call a structural engineer when a crack is offset or growing, a basement wall bows or has a horizontal crack, floors slope and doors stick in more than one room, or an inspector or a buyer has named the foundation. Call one before you sign a repair in the typical band or above it. The engineer’s job is the diagnosis and a repair scheme a contractor can bid. The engineer does not sell the piers. That visit is the $500–$1,500 row. A contractor’s walk-through can still be worth taking. A free visit from the company that installs the product is a bid. It is not the same document as the report.

Call a foundation contractor when the scheme is clear and you want prices on that scope, and when a stable hairline needs a seal price beside a watch-and-wait. Ask each bidder to price the engineer’s scope, the pier count, and the brace count. A waterproofing coat on a wall that is still moving, and a pier or a brace, are different jobs. Compare them as different jobs.

A careful owner can photograph a crack with the date and a coin for scale, measure it again in a few months, extend a downspout so it discharges away from the wall, and fill soil that slopes toward the house. That is maintenance. It is not a diagnosis, and it is not a pier. Filling one dry, stable hairline you can reach is ordinary. Injecting a leak in a basement wall, or digging beside the footing, is a hire.

Repair or replace

The signs that usually lead to an engineer are ordinary. Stair-step cracks show up in the brick or the block. A basement wall has a horizontal crack, or it bows. A vertical crack is wider at one end, or one side sits proud of the other. Doors and windows stick, and gaps open at the trim, in more than one room. The floor slopes, or a gap appears under a baseboard. A chimney, a porch, or an addition pulls away from the house. A crack you patched comes back. After rain, water stands against the same wall. One stuck door in humid weather, with the floors level and no new crack, is the door. It is not, by itself, a foundation repair.

Are hairline foundation cracks normal? A stable hairline in concrete is common. New slabs and walls shrink as they cure, and a thin crack with no offset can sit there for years. Watch it. A crack you can fit a coin into, a crack that grows, a crack that leaks, or a crack with one side higher than the other has left hairline. Price the crack row, or call the engineer, before anyone sells you a pier.

Seal when the crack is stable, the floors are level, and the doors work. That injection is the $500–$1,800 row. An owner filling a dry hairline they can reach can spend less than that row. The cost to fix foundation cracks stops being an injection when the footing is still moving. Brace or anchor a basement wall that bows and is still a wall. A one-wall job of about four to six braces often lands in the typical band. Pier a footing that has settled, on the pier-count row for the number the report or the bid names. Level one low area of a pier-and-beam house on the $2,500–$9,500 row. Level the whole floor on the $8,000–$22,000 row.

Rebuild when the concrete has crumbled, a basement wall has failed and cannot be braced, or a pier quote is a large fraction of a new foundation. A rebuild usually clears $30,000. Price it as its own project. Do a repair on your schedule when the house is moving slowly. A wall that bows further after a hard rain is the same work, plus a wet basement.

How to use this number

Ask for a written price that names the method, the pier type and the count, the brace count, whether the crew is outside or inside, who restores the yard, and whether the permit and any crack injection are included. Compare one outside area, about two to four piers or a short brace run, with $2,200–$8,400. Compare the per-pier rate with $1,000–$2,500. Compare two piers with $2,200–$5,500, four with $4,000–$10,000, six with $6,000–$15,000, and a major repair of about eight to twelve piers with $8,500–$24,000. Compare a slab area with $2,200–$8,400, a pier-and-beam partial repair with $2,500–$9,500, a basement corner or one wall with $3,500–$12,000, and full leveling with $8,000–$22,000. Keep the engineer, gutters, a French drain, basement waterproofing, a sump pump, a driveway, and a main sewer line as their own lines.

A very low bid on a pier job is a reason to ask whether the brackets, the backfill, and the permit are included, not a reason to celebrate. A pier count with no report, on a house with sloping floors, is a reason to get the engineer before you sign. A high bid should point at count, depth, a basement, access, or the yard. Two or three local bids on the same count and the same method are the number that matters. How this site sets the band is explained on the methodology page.