How much does a typical foundation repair cost? The short answer is – it depends.
Front Porch Settlement:A front porch or stoop can settle away from a house. Assuming the front porch or stoop is in good shape and is of normal size then a typical repair will range from $1,200-$3,000. The range depends on the type of method. Our typical repair is with 2 helical piers with brackets. This set up is generally in the $2,400-2,800 range. If you have front stairs settling but your porch is fine you are most like better served by injecting polyurethane foam ($800-1000) or rebuilding your steps.
Garage Column Settlement or Cracking:
Often the column between two garage doors will begin to settle. We generally say it looks like your garage is smiling at you (although it’s not a funny issue). When this happens the most common repair is to install 1-2 helical piers under the column and support/lift the column. The general cost for this (excluding masonry repairs) is around $2,000 for the one pier option and $3,000 for two piers. There is generally concrete removal and replacement included in this. These costs can go up by $500-800 sometimes if the piers need to be driven much deeper. Masonry repairs generally add $600-800 to the overall costs.
Bowing or Leaning Basement Walls:
One of the most common types of foundation repair is the bowing or leaning wall. Since there are multiple ways to make repairs the range is much greater than most other types of failure. The range for this repair can be in the $2,000 range or in the $10-15,000 range. It all depends on concrete block walls, poured walls and how severe an issue. For instance – a 20ft wall repaired with carbon fiber straps would cost $2,400-3,000 while the same wall repaired with tiebacks would cost $$3,600-4,000.
Corner of House Settlement:
If a corner of a house is settling most repairs on houses are limited and localized to about 10-12 feet on either side of the corner. In this repair a cost should be in the $6,000 range. This repair could be $2,500 or $12,000 as well depending on how much of the house has an issue.
Leaning Chimney:
A chimney that leans away from a house is a foundation issue in most cases. You can generally see the brick pulling away from the siding or pulling the brick off the house. A typical repair for this issue is installing two helical or resistance piers – budget of $3,000.
These are the most common types of repairs. But a good rule of thumb is to measure the affected area (where the foundation is failing) – divide by 6 and add 1. This will give you a good ballpark number of the piers required. Once you have this number multiply by $1200-1300 (a typical pier cost although they can range from $1,000-1,500). If nothing else this will give you a starting point for how to budget your repairs. If masonry repairs are needed – such as repointing/repairing the brick mortar then adding $600-1500 will generally cover this cost.
- Overall depth of piers
- Travel Expenses/Mobilization costs
- Hand-held or limited access sites
- Excessive fill dirt
- Debris pits
- Inadequate footings
- Deep excavation
- Concrete removal/replacement