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| | | There are two basic types of foundation problems: cracks and displacement from unstable soil, tree roots, earthquakes and/or faulty construction; and deteriorating concrete or mortar from age, flooding or other ongoing exposure to moisture, and/or a substandard concrete mix in the original construction. The signs of foundation failure include uneven flooring, cracked walls, cracked tiles and windows or doors not opening or closing properly. | | |
| Typical costs: | - It's crucial to determine the exact nature of the problem. An inspection and report by a structural engineer runs about $300 -$800; if needed, a soil report by a geotechnical engineer can be $500 -$2,000, depending on the complexity of the problem and the level of detail needed in the analysis.
- Repairing a simple crack in a poured concrete foundation can cost about $400 -$800, depending on the extent of the damage. Replacing an entire basement floor can add another $200 -$400. And in earthquake-prone areas, reinforcing the foundation with anchor bolts runs $1,500 -$3,500 or more.
- Poor soil causes the most damage. Most foundation repairs involve some form of underpinning -- installing concrete or steel piers to support the foundation on deeper, more stable soil. The cost depends on the type of piers used, how deep they have to go to reach stable soil and local labor rates. Piers are placed 6-8 feet apart, and can cost $1,000 -$3,000 each. Underpinning just one corner of a house can run $3,500 -$5,000 and up.
- All needed repairs for a typical house with moderate foundation damage start around $8,000 -$12,000 but can go as high as $20,000 -$30,000. Many homeowners insurance policies do not cover foundation repairs, but financing is often available.
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| What should be included: | - A major foundation repair project could require removing most or all of the landscaping surrounding your home, the use of heavy equipment and possibly tunneling underneath your house. This can be an invasive process, lasting anywhere from a few days to a few weeks, depending on the extent of the problem. Usually a building permit is required; check with your local planning department.
- The Foundation Repair Association gives an explanation of underpinning and the Foundation Repair Network provides a glossary of terms related to foundation repair and an overview of typical house foundations.
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| Shopping for foundation repair: | |
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Article updated June 2008 |
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