Foundation Repair Cost 2025: Crack Repair, Leveling & Underpinning Prices
Finding a zigzag crack in your basement wall or noticing your doors won't close properly sends a shiver down any homeowner's spine. Foundation issues are serious—ignoring them can compromise your home's structural integrity. But before you panic, you need to know: How much does foundation repair cost in 2025?
The national average cost for foundation repair falls between $4,500 and $15,000. However, minor crack sealing can cost as little as $500, while major structural underpinning (lifting the house) can soar past $30,000.
In this comprehensive guide, we break down the costs of helical piers, mudjacking, and sealing. We also explore how hidden plumbing leaks might be the silent killer destroying your foundation.
1. Average Cost by Repair Method
The repair method depends entirely on the soil type and the severity of the damage.
| Method | Average Cost | Best For... |
|---|---|---|
| Crack Injection (Epoxy) | $400 - $1,200 | Minor vertical cracks in poured concrete walls. |
| Slab Jacking (Mudjacking) | $1,000 - $3,000 | Lifting sunken concrete patios or garage floors. |
| Helical Piers | $1,500 - $3,000 (per pier) | Stabilizing lighter structures or porches. |
| Steel Push Piers | $1,800 - $3,500 (per pier) | Heavy-duty lifting for sinking homes (The Gold Standard). |
2. Major Repair: Underpinning (Piering)
If your house is sinking on one side, you need underpinning. This involves driving steel piers deep into the earth until they hit solid bedrock, then lifting the house back to level.
- Cost: A typical project requires 8 to 12 piers. Total cost usually ranges from $15,000 to $35,000.
- Excavation: This process requires digging around the foundation, which may damage your landscaping or patio.
3. Minor Repair: Sealing Cracks
Not all cracks mean doom. Small, non-structural vertical cracks are common as concrete cures.
Epoxy Injection: A technician injects a high-strength epoxy into the crack. It welds the concrete back together and waterproofs it.
Note: If water is seeping through these cracks, check your basement flooring for mold signs immediately.
4. Signs of Foundation Trouble
How do you know if you have a problem? Look for these warning signs:
- Exterior: "Step-stair" shaped cracks in brickwork or gaps between your siding and window frames.
- Interior: Drywall cracks extending from the corners of doors/windows. Doors that stick or swing open by themselves.
- Floors: Uneven or sloping floors.
5. The Structural Engineer Report
Before hiring a repair contractor, spend the money on an independent Structural Engineer.
Cost: $500 - $1,000.
They work for you, not the repair company. Their report will tell you exactly how many piers you need (or if you don't need any at all), saving you from being oversold.
6. Frequently Asked Questions (FAQ)
1. Does homeowner's insurance cover foundation repair?
Generally, No. Insurance typically covers "sudden and accidental" damage (like a pipe bursting). It does not cover "earth movement" or settling over time. You usually need a separate "Earthquake" or "Flood" policy.
2. Can I live in the house during foundation repair?
Yes, in most cases. The work is done from the outside. However, it will be noisy (jackhammers/hydraulic pumps) for 3-5 days.
3. What is mudjacking?
Mudjacking (or Polyjacking) is pumping a slurry or foam under a sinking concrete slab to lift it up. It is cheaper than replacing the concrete but is not a permanent solution for deep soil problems.
4. How long does foundation repair last?
Steel piers usually come with a Lifetime Transferable Warranty. This is a huge selling point if you plan to put your house on the market.
5. Why is my foundation sinking?
The #1 culprit is water. Poor drainage causes soil to expand and contract. Ensuring your gutters are clean and extend away from the house is the best prevention.
Conclusion
Foundation repair is expensive, but it protects your home's value. An unaddressed foundation issue can drop your property value by 10-15%. Catching it early—when it's just a $1,000 crack repair—is key.
Protect your investment from the top down. Ensure your roof isn't leaking water onto your foundation by checking our Roof Replacement Guide.
Disclaimer: Costs are national averages for 2025. Soil conditions vary by state (e.g., Texas clay vs. Florida sand). Always consult a licensed Structural Engineer.