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Foundation Repair Cost Calculator
Foundation issues scare buyers off and drive insurance premiums up. This calculator scopes the common repair paths — crack seal, piers, bracing, waterproofing — and a full replacement so you can price it into an offer or a rehab budget.
Estimated total
$25,830
installed
Low end
$20,664
High end
$34,871
Permits (included)
$300
How the math works
Foundation repair spans a huge range: crack seal at $400 each, steel piers at $1,500–$2,500 installed, full foundation replacement starting around $45,000. Expansive clay soils multiply settlement cost; bedrock sites drive excavation cost.
Get a structural engineer's report before signing any foundation contract. Engineers cost $500–$1,200 and protect you from unnecessary scope that foundation contractors sometimes add. Many offer transferable warranties that add resale value.
How to Use
- Pick the scope. Crack sealing is cheapest; full replacement is catastrophic cost.
- Enter quantity: number of piers, cracks, or linear feet of wall depending on scope.
- Enter excavation depth for waterproofing jobs.
- Select soil condition — expansive clay and rock both drive cost.
- Apply regional factor for local labor.
Frequently Asked Questions
How do I know if I need piers?
Get a structural engineer's report, not just a foundation contractor's quote. Signs include doors that won't close, stair-step cracks in brick veneer, sloping floors, and water pooling near the foundation. Piers stabilize but don't lift fully.
Steel vs concrete piers?
Steel push piers ($1,500–$2,500 each) are driven to refusal and work in most soil conditions. Concrete pressed piers ($1,200–$1,800 each) are lighter-duty but cheaper for simple settlement. Helical piers ($1,800–$3,000) work in soft or sandy soils.
Is foundation waterproofing a good investment?
Exterior waterproofing with drain tile can add 1% to home value and eliminates basement moisture issues. Interior waterproofing ($60–$80/ft) is cheaper but addresses symptoms rather than root cause.
Are warranties transferable?
Most reputable pier companies offer transferable lifetime warranties that add meaningful resale value. Confirm transferability in writing — some require a transfer fee or re-inspection.
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