How much does foundation repair cost?

Your home is a safe and cozy place, so spotting a cracked wall, sloping floor, or other sign of a foundation problem is undoubtedly stressful. Not only can it be a sign of a bigger (and costly) problem, but foundation and structural damage can impact the resale value of your house. But a qualified contractor can fix the problem, prevent further damage, and restore your peace of mind.

Do you think you might have a foundation issue? It's important to act quickly because letting a foundation problem slide can lead to water damage, foundation instability, insect problems, and even more expensive repairs. Before you find a house foundation repair company, here's what you should know about foundation repair.

The national average cost to repair cracks in a foundation is $386-$1,230. If you catch a crack early, you can expect to pay between $300 and $600 for a hairline crack. Major structural issues can cost more than $10,000 to fix — which is why it's important to catch and repair damage early.

A foundation repair contractor typically charges based on equipment, materials and labor needed to repair the foundation. The labor often is charged at an hourly rate.

The total cost of foundation repair depends on the location of your home, type of foundation, the type and amount of damage, and extent of the repair.

A crack can be a sign of a bigger foundation problem. For example, if the crack in your foundation is caused by a leak, the crack will need to be repaired and the leak will need to be sealed off and waterproofed.

A sinking or shifting foundation may need to be repaired by underpinning or house leveling. Underpinning may require installing steel piers or helical piers, which are metal pins used for support. House leveling may require slabjacking or mudjacking, in which grout gets pumped into holes in the foundation.

Here are some common types of foundation repairs and average costs:

You may also need an inspection by a structural engineer to determine the cause of the problem and the repair needed at a cost of $200-$400 for a typical home.

Four common types of foundations are: basement, crawl space, slab-on-grade, and pile. A foundation “transfers the load of a structure to the earth and resists loads imposed by the earth," according to the International Association of Certified Home Inspectors.

Here's what you should know about common types of foundations:

• Basement: common in the East and Midwest, a basement is a living space that is part of the home and needs to be kept dry.
• Crawl space: often used in the Northwest and Southeast, a crawl space has a boundary wall that may be made of posts and piers and creates an unusable space under the floor of the home.
• Slab-on-grade: the most popular type of foundation in the Southeast, a slab-on-grade foundation has a concrete floor that supports the building.
• Pile: used in coastal flood zones, a pile foundation has long posts pushed deep into the ground to provide stability and prevent shifting.

The most common materials used to make foundations are concrete blocks and other masonry products and cast-in-place concrete. Foundation problems include cracks, bowing or cracked basement walls, settling or sinking and upheaval.

Homeowners insurance generally does not cover foundation repair unless the damage was caused by a covered disaster. For example, if a tornado made your basement walls buckle, your home insurance policy should cover the work.

Home insurance will not cover repairs for foundation damage caused by wear and tear, tree roots, construction defects, or soil settling. If you have questions about whether your foundation damage is covered, check your policy or call your agent.

A foundation that has been fixed may need additional repairs in the future. For example, if you repaired one side of your foundation, the other side may need a similar repair at some point.

Reputable foundation repair companies offer warranties for their work. Homeowners should carefully read warranties to know exactly what is covered under the warranty and how long the warranty lasts.