⚠️ When to call an engineer first
If you see horizontal cracks, bowing walls, or doors/windows that suddenly won't close, stop and call a structural engineer ($400–$1,500). These are signs of significant structural movement, and an independent engineer's letter protects you from contractor upselling.
Foundation repair cost by method (2026)
- Epoxy crack injection: $300–$800 · non-structural cracks
- Polyurethane foam injection: $500–$1,500 · water-active cracks
- Slab jacking (mudjacking): $500–$1,500 per section · sunken slabs
- Polyurethane foam lifting: $800–$2,500 per section · modern slab lifting
- Helical piers: $1,500–$3,000 per pier · light-to-moderate loads
- Push (steel) piers: $1,500–$3,000 per pier · heavy loads, deep bedrock
- Basement waterproofing: $2,500–$7,500 · wet basements
- Full foundation replacement: $20,000–$100,000+ · catastrophic failure
National average 2026: $5,100. Most homeowners spend $2,200–$8,100.
Warning signs you need foundation repair
Exterior signs
- Stair-step cracks in brick — classic settlement sign
- Horizontal cracks in concrete block — serious, call immediately
- Gaps around windows or doors from outside
- Leaning chimney
- Standing water near foundation after rain
Interior signs
- Sticking doors and windows
- Sloping floors — marble rolls on its own
- Drywall cracks above doorways or corners
- Gaps where walls meet ceilings
- Musty basement smell — water intrusion
What drives cost
Soil type
Expansive clay soil (Texas, Oklahoma, Louisiana) is the #1 cause of foundation failure. Repairs run 30–40% above national averages and often require deeper piers.
Number of piers needed
Typical home needs 8–12 piers for partial stabilization. Whole-perimeter underpinning can require 20–30+ piers at $1,500–$3,000 each — $30,000–$90,000 total.
Is foundation repair covered by insurance?
Standard policies rarely cover foundation repair. Insurance typically only pays when damage is caused by a covered peril like a burst pipe or vehicle impact. Settling, soil movement, and normal wear are excluded.