Foundation Repair & Inspection

Every house moves a little, but when one part of the foundation settles or lifts more than the rest, the damage adds up: cracks spread, doors stop closing, floors slope and gaps open around windows. A foundation contractor finds out why the house is moving and recommends a repair that addresses the cause, not just the cracks.

Warning signs of foundation problems

• Stair-step cracks in brick or concrete block
• Drywall cracks running from the corners of doors and windows
• Doors and windows that stick or will not latch
• Floors that slope, sag or feel bouncy
• Gaps between walls and the ceiling or floor
• Horizontal cracks or bowing in basement walls
• Chimneys, porches or additions pulling away from the house

Typical foundation repair costs

Repair	Typical range*
Minor repairs (cracks, small sections)	$500 – $3,000
Moderate repairs (several piers, wall straps)	$3,000 – $10,000
Major repairs (many piers, wall rebuilds)	$10,000 – $30,000+
Steel or concrete piers	$1,000 – $3,000 per pier
Structural engineer report	$400 – $1,000

*General US ranges for orientation only, not quotes. Local contractors set their own prices after inspecting your home.

What causes foundation damage?

The most common cause is soil movement. Expansive clay swells when it gets wet and shrinks when it dries, so foundations built on it rise and fall with the seasons. Other causes include soil that was not compacted when the lot was graded, water from gutters, poor grading or plumbing leaks softening the ground, tree roots drying out the soil, frost heave in cold climates and limestone that dissolves into sinkholes.

How the repair works

A good contractor starts with an inspection, often measuring floor elevations to see which part of the house has moved. Depending on the result, the fix may be piers that support the house on deeper, more stable soil, slab leveling, new supports under a pier-and-beam or crawl space home, wall anchors or braces for a bowing basement wall, or crack repair combined with drainage improvements. See the full cost guide.