Free Calculator

Free Calculator › Home repair costs

Foundation Repair Cost Calculator

Cost data last checked September 28, 2026.

Repairing a crack in a concrete slab foundation typically costs $325 to $950, with these lines included: Permit.

Typical cost for this repair$325 - $950

From published national cost guides, checked on the date above the calculator. Sources are listed below it.

1. Your foundation and what's happening

2. About the crack

Direction

Vertical cracks are usually the lower-concern direction; horizontal cracks are the one to get checked fastest.

3. Optional add-ons

  • Crack injection repair (1 crack)$250 - $800
  • Permit$75 - $150

HomeGuide and Bob Vila both put crack injection repair at $250 - $800 per crack, using epoxy for smaller cracks or polyurethane foam for cracks that are actively leaking.

HomeGuide: most foundation repairs are considered structural repairs and require a permit, typically $75 to $150.

Estimate only, from published national cost guides (see sources below). The national average for all foundation repair jobs runs about $5,001 to $5,174, with a typical range of $2,176 - $8,133; this tool narrows that to your specific repair. Always get a written, itemized quote and, for anything structural, a licensed engineer's opinion.

How we got this

  1. Published price to repair one foundation crack: $250 to $800 per crack. HomeGuide and Bob Vila give the same figure. (HomeGuide, Bob Vila)
  2. Number of cracks times that price: 1 crack × $250 to $800 per crack = $250 to $800
  3. Bob Vila calls vertical cracks "generally harmless" and says they can be filled and sealed if needed, so nothing is added for wall reinforcement. (Bob Vila)
  4. HomeGuide says most foundation repairs are structural repairs that need a permit. No engineer or soil report was picked, so the permit is the only add-on: permit: $75 to $150 (HomeGuide)
  5. Repair line plus the add-ons gives the total: $250 to $800 + $75 to $150 = $325 to $950

The idea behind it: Foundation repair is priced by the kind of fix: crack injection by the crack, piers by the pier, mudjacking by the square foot of slab lifted, and wall bracing or waterproofing as one job price. Where the cost guides disagree on a price, this calculator uses the range that spans them, then adds the permit and any reports you picked.

Low urgency, but seal it

Bob Vila describes vertical hairline cracks as "generally harmless," which can be filled with an epoxy or polyurethane sealant if needed to keep water out rather than treated as a structural emergency. Keep an eye on the width over the next few months; if it grows, re-check the width and direction above.

4. Have a quote already? Check it

Foundation contractors usually quote piering by the pier. This checks that rate against $700 - $3,000 per pier, separate from the whole-job quote check above.

Enter your foundation type and what you're seeing (a crack, settling, a bowing wall, or a leak) to see the typical cost for that specific repair, whether it looks like something to monitor or get fixed now, and how a quote you already have, including a per-pier price, compares to published national rates.

How this is calculated

The calculator starts from the repair method your symptoms point to, not a single blended average, because the methods price wildly differently. A crack gets injected: HomeGuide and Bob Vila both put that at $250 to $800 per crack. A minor dip in a slab gets mudjacked (HomeGuide: $4 to $9 per square foot; Bob Vila and HomeAdvisor: $500 to $1,300 for a typical single job, used here as a floor; HomeGuide's method table also lists mudjacking or slab jacking at $4,500 to $9,000 per job, so a larger or harder lift can cost well above that floor). Moderate to severe settling in a slab or basement gets piered: Bob Vila and HomeAdvisor list $1,000 to $3,000 per pier and Bob Vila also gives $700 to $2,100 by pier type, so the per-pier range is $700 to $3,000, while HomeGuide prices the job as a whole at $10,000 to $20,000 (up to "$30,000+" in its text). When a pier count is entered, the calculator runs both the per-pier math and HomeGuide's whole-job figure and shows the wider of the two, so the total never sits narrower than either published source. With no pier count it shows $5,000 to $25,000, spanning HomeAdvisor's settling figure and HomeGuide's. Minor basement settling has no separate published figure, so it gets the general settling range of $4,500 (HomeGuide) to $25,000 (HomeAdvisor). A pier-and-beam house shows the whole-job range of $700 to $25,000 (Bob Vila and HomeGuide combined), or, once you enter how many wood piers need replacing, HomeGuide's $1,000 to $1,600 per steel pier instead. A bowing wall runs $4,000 (HomeAdvisor and Bob Vila) to $15,000 (HomeGuide). A basement leak is either a $250 to $7,300 repair or sealing job (HomeGuide's minor-repair and sealing figures, with Bob Vila and HomeAdvisor's $2,000 to $7,000 inside it) or a $4,500 to $18,000 major repair or waterproofing job (HomeGuide), depending on how much water is coming in. A permit ($75 to $150, HomeGuide) is added to every total, since HomeGuide notes most foundation repairs are considered structural work and require one. An engineer's report ($300 to $3,000, combining HomeGuide's and Bob Vila's figures) and a soil report ($500 to $3,000, Bob Vila) are added only if selected. None of these rates are invented; every one comes from a published cost guide cited below.

Why a local quote can differ from the national range

Every figure above is a national number, and foundation repair is unusually sensitive to what is under the specific house. HomeGuide lists access as a direct cost factor: when the damage sits under a deck, the deck has to be removed and replaced, which raises the price. HomeAdvisor adds that driveways, sidewalks and thick shrubs slow crews down, and that moving what you can, like patio furniture and vehicles, saves time on the job. Soil is the other big local variable. Homes on expansive clay, the kind that shrinks in drought and swells when wet, see foundation movement far more often than homes on stable soil. HomeGuide notes that homes built on unstable soil are more likely to experience foundation problems with higher repair costs. You can check your area's soil type for free with the USDA's Web Soil Survey before paying for a private soil report. Regional labor cost and local permit fees move the total further; a quote toward the high end of the range shown above is not automatically a red flag in an expensive-labor or difficult-soil market.

Worked example

A homeowner in a slab-foundation house notices two doors that stick and a section of tile floor that feels slightly uneven near a back corner. There is no visible crack. A foundation contractor's walkthrough turns up settling in more than one area that needs three piers, and the homeowner wants a structural engineer's report first to confirm before signing anything. In the calculator, that is a concrete slab, settling, severity "Moderate to severe," 3 piers, with the engineer's report checked.

Line itemTypical range
Piering / underpinning (3 piers)$2,100 - $20,000
Structural engineer report$300 - $3,000
Permit$75 - $150
Total$2,475 - $23,150

The per-pier math alone gives $2,100 to $9,000 (3 piers at $700 to $3,000). The piering line shows the wider of that and HomeGuide's whole-job figure of $10,000 to $20,000: the low end is 3 x $700, and the high end is HomeGuide's $20,000, because HomeGuide prices underpinning as a whole job and its figure runs well above what 3 piers at the per-pier rate would cost. The sources price this job differently, so the range is wide; the per-pier quote checker in the tool above is the sharper test for a quote that lists a pier count. Because two settling symptoms show up together (sticking doors and sloping floors), the calculator's severity read is "repair now" rather than "get it evaluated," even before the engineer's report comes back; that report still matters for confirming the pier count and the cause, which is why it is priced separately rather than skipped. If the contractor's written quote comes back at $9,000 for those 3 piers before the report and permit, that is $3,000 per pier, the top of the published per-pier range, which the per-pier quote checker in the tool above flags as "within typical range," but it is worth asking what drove it to the high end.

What this estimate leaves out

For a final price, get an engineer's report or at least two written contractor quotes.

The angle a cost guide skips: crack direction, not just width

Most cost pages give one number for "crack repair" and stop. Bob Vila's guide is more specific about what actually changes urgency: vertical cracks are "generally harmless" and usually just get filled and sealed, while horizontal cracks are called out as "a sign of a significant problem" that can require the wall to be reinforced, adding upward of $4,000 on top of the injection repair itself. Width still matters (Bob Vila and HomeAdvisor both call anything wider than 1/8 inch a cause for concern and point to a structural engineer), but a wide vertical crack and a narrow horizontal one are not the same level of concern, and a single "per crack" price hides that difference. The calculator above asks for both and adjusts the verdict accordingly, rather than leaving direction out of the picture.

Per-pier quotes deserve their own math

Foundation contractors overwhelmingly quote piering by the pier, not as one lump total, which is exactly why this tool includes a second, separate quote checker for it. Enter the total price and the number of piers in the quote, and it divides them out and checks the result against a $700 to $3,000 per-pier range (Bob Vila and HomeAdvisor list $1,000 to $3,000, and Bob Vila also gives $700 to $2,100 depending on pier type). A quote that looks high as a lump sum, say $15,000, can be perfectly reasonable at 8 piers ($1,875 per pier, inside the range) or genuinely high at 4 piers ($3,750 per pier, above it). Comparing the whole number alone, which is what most quote-checking advice tells you to do, misses that difference.

Before you sign: what to ask a foundation contractor

If the quote checker above puts your number above the typical range, these questions usually show where the difference comes from.

What insurance usually does, and does not, cover

HomeGuide is direct on this: foundation repair is usually considered part of regular home maintenance and is not covered by homeowners insurance. The repair costs may be covered when the foundation is damaged during an event the policy covers, such as a burst pipe or a fire. Bob Vila says the same and adds storm and vandalism as examples of covered perils. If you think a covered peril is involved, document the damage with photos and get it in writing from your adjuster whether your specific policy has any relevant coverage before you assume it does not.

If the cause is water

A foundation leak that has been running for a while often brings mold and structural softening along with it, and this calculator prices the foundation-side fix only. If standing water or a musty smell is part of what you are dealing with, thewater damage restoration cost calculatorand the mold remediation cost calculator on this site price those parts of the job.

Questions people ask

How much does foundation repair cost?

HomeAdvisor puts the national average at $5,174, with most jobs running $2,225 to $8,133; Bob Vila (citing Angi's cost database) puts the average at $5,001, with most jobs running $2,176 to $7,833. What you actually pay depends heavily on the repair method. HomeGuide and Bob Vila both put crack injection at $250 to $800 per crack. Bob Vila and HomeAdvisor list piering or underpinning at $1,000 to $3,000 per pier, and Bob Vila also gives $700 to $2,100 per pier depending on the type; HomeGuide prices the whole underpinning job at $10,000 to $20,000 in its table and "$10,000 to $30,000+" in its text. Mudjacking runs $500 to $1,300 for a typical job (Bob Vila and HomeAdvisor), or $4 to $9 per square foot (HomeGuide). A bowing wall runs $4,000 to $12,000 per HomeAdvisor and Bob Vila, or $5,000 to $15,000 per HomeGuide. A leak runs $250 to $7,300 for minor repairs and sealing, and $4,500 to $18,000 for major leak repair or basement waterproofing (HomeGuide, with Bob Vila and HomeAdvisor listing leak repair at $2,000 to $7,000).

What does it cost to fix a foundation crack?

HomeGuide and Bob Vila both publish the same figure: $250 to $800 per crack for epoxy or polyurethane injection, the standard fix for most cracks. The number of cracks and the direction change the total: a vertical crack is usually a straightforward injection job, but Bob Vila notes horizontal cracks are "a sign of a significant problem" and may need the wall reinforced on top of the injection, which can add upward of $4,000. Cracks in a basement wall that have gone past cosmetic run $2,500 to $25,000 for major repairs, per HomeGuide.

How much does a foundation pier cost?

Bob Vila and HomeAdvisor both list $1,000 to $3,000 per pier for piering or underpinning, and Bob Vila also says each pier may cost $700 to $2,100 depending on the type, so the calculator checks per-pier quotes against $700 to $3,000. HomeGuide prices the same job as a whole instead of per pier: $10,000 to $20,000 in its cost table, and "$10,000 to $30,000+" in its text. If a quote lists a per-pier price, multiply it by the pier count and compare the total to that per-pier range; the calculator above does that math for you.

How much does pier and beam foundation repair cost?

HomeGuide prices pier-and-beam foundation repair at $2,000 to $15,000 or more; Bob Vila prices the same job at $700 to $25,000. The gap comes down to how much work is needed: shimming a few low spots is cheap, while replacing rotted wood piers throughout the crawl space is not. HomeGuide separately prices replacing rotted wood piers with steel piers at $1,000 to $1,600 per pier, and leveling with shims at $1,000 to $3,500. Enter a pier count in the calculator and it prices the pier replacement at that per-pier rate instead of the whole-job range, rather than adding the two together.

Is a foundation repair cost calculator accurate without an inspection?

No calculator, this one included, replaces an on-site inspection. What it does is show the published national range for the repair method your symptoms point to, so you know roughly what a fair quote looks like before a contractor walks the property. HomeGuide prices a structural engineer's report at $500 to $3,000 "to determine the best repair method," and Bob Vila at $300 to $1,000; Bob Vila and HomeAdvisor both point to an engineer for cracks wider than 1/8 inch. The actual cause (soil, drainage, a plumbing leak, or structural movement) changes which repair method is correct, and the wrong method is money spent without fixing the problem.

Does homeowners insurance cover foundation repair?

Usually not. HomeGuide is direct about this: foundation repair is normally considered part of regular home maintenance and is not covered by homeowners insurance. The exception is when a covered peril, such as a burst pipe or a fire, caused the foundation damage; in that case the repair costs may be covered. Bob Vila says the same and adds storm and vandalism as examples of covered perils. Check your specific policy, since coverage and exclusions vary by insurer.

What is the difference between mudjacking and piering?

Mudjacking (also called slabjacking) raises a settled slab by pumping a structural fill underneath it; HomeGuide prices it at $4 to $9 per square foot, and Bob Vila and HomeAdvisor both price a typical single job at $500 to $1,300. It is faster and cheaper but does not stop the underlying soil movement that caused the settling. Piering (or underpinning) drives concrete, steel, or helical piers down to load-bearing soil or bedrock and transfers the house's weight onto them; it costs more ($700 to $3,000 per pier) and HomeGuide and HomeAdvisor both describe it as a permanent solution. HomeGuide also notes that mudjacking costs less than underpinning but may not be as effective.

What crack width means I should call a structural engineer?

Bob Vila and HomeAdvisor both call cracks wider than 1/8 inch a cause for concern and point to a structural engineer at that point. Direction matters as much as width: Bob Vila describes vertical cracks as "generally harmless," typically just filled and sealed, while horizontal cracks are called out specifically as a sign of a significant problem, often needing the wall reinforced. Bob Vila also links a horizontal crack with a 1/4-inch gap to significant foundation movement that should be addressed right away. A hairline vertical crack is usually low urgency; a horizontal crack of any width, or any crack a quarter inch or wider, is worth getting checked before it is just sealed over.

Should I buy a house that had foundation repair?

This is general information, not real estate or legal advice. HomeGuide's advice is to have the foundation inspected by a qualified professional first, and notes that when a seller discloses previous foundation repairs, an inspection can reveal the likelihood of future problems. It also helps to ask the seller for the contractor's invoice, any engineer's report from the time of the repair, the permit, and the warranty terms in writing. Ongoing symptoms, such as new cracks or doors that still stick, are worth pointing out to the inspector.

What is a soil report and do I need one?

A soil report identifies the soil type around the foundation and what problems it is likely to cause, most importantly whether it is expansive clay that shrinks and swells with moisture, a leading cause of foundation movement. Bob Vila prices a soil report at $500 to $3,000. It is optional for a simple, isolated crack, but worth paying for when a foundation is settling and the contractor has not already explained what the soil is doing. Homeowners can also look up publicly available soil survey data for their area through the USDA NRCS Web Soil Survey before paying for a private report.

Where these numbers come from

Related calculators