How Much Do Foundation Repairs COST?!?

**Our honesty policy: This post may contain affiliate links and I may be compensated if you make a purchase at no extra cost to you. Some are, some aren't--I do some comparison shopping. The important thing is you will know exactly what we are talking about. Drop a note/comment if you have any questions on the products as these are materials and tools we use on our own projects.

Rotten beam under pier and beam house…leading to the next question, “How much do foundation repairs cost?!?”

If you are looking at a possible foundation problem and one of the first questions you probably think is, “How much do foundation repairs cost?” This post covers real numbers: actual estimates and the final cost of real foundation repairs, possible complications and what you can do right away.

If you are also asking that question and want to apply that number to your own foundation problems, this post is for you.

Or you can see it in this video:

Both of the two foundations we’ve covered in grave detail in past posts had some rim joists…

…sill plates…

…and main beams replaced…

…along with sistering joists…

…and adding additional piers.

Let’s get the hard numbers you THINK you want out of the way (let’s be real though, we all want to know the real numbers, myself included, so I’m not judging and happy to share).

The first foundation, with the traditional foundation repaired in place was $6,400.

The second one with a new floating foundation was $4,000 ($3,500 initial with $500 extra).

Would it shock you if I said those weren’t the initial estimates?

Probably not.

Honestly, I can’t recall the original estimate on the first house, but it was close to $5 grand.

The original estimate for the second house was $3,500.

Here’s why there was a difference between the estimate and the final bill:

Cost Increase #1: Invisible Damage.

In both cases, the extent of the damage wasn’t visible. Some of the main beams had dry rot which none of us could tell until the 20 ton jack started crushing the beam where it tried lifting it.

Obvious pier and beam water damage.

Just a stain on a beam.

In retrospect, we could have done a highly scientific screwdriver test, where you unsurprisingly use a screwdriver and try to shove it into the beam. If it sinks, keep moving further and further down until you come across solid wood again.

But even then, if the weak point is inside the beam or sandwiched to another piece of wood where you have limited access, it is difficult to tell ahead of time.

Yes, I know this is a pretty terrible example judging by the state of the wood along the bottom there, but it’s the ONLY shot I had of the two 2×8’s that created the beams under one of the houses–definitely not a picture you think to take when really the only thought is, “can I get out from under the house now?!?”

The more significant fifteen hundred dollar difference in the first foundation was also due to the lack of a footing, pretty much around the entire house.

Shallow foundation footing

This back corner was falling away and required at least a 4 foot hole with cement on the bottom to support a pier.

But without digging into the dirt around the base of the house no one knew how deep the cement below the brick stem wall went down. What I would do next time is start a very small excavation to see what I and the potential crews will be dealing with, before they arrive to give a bid. I’m not saying dig a huge hole so that it causes more damage in the event of rain or a ground heave if your timeline is longer. Just dig enough to see how far the cement goes out one either side and to see how far down it goes. I probably could have done this with a hand tool and we all would have been way more informed upfront. No matter what the estimate is, plan on project creep.

Cost Increase #2: Additional trade work.

Those numbers didn’t include putting the siding the foundation crews removed back on to the house. The first crew helped us put in replacement water and air control membrane shingle style (which I am not advocating for this product, but this is what we did at the time–we learn better practices as we, well, practice, right?) and reinstalled the thankfully still flexible vinyl siding because we helped them with the foundation repair work. The other crew offered to reinstall the rim joist and replacement wood cladding for $500.

You’ll also have to add in plumbers fees if any additional work has to go into replacing a hose bibb–oftentimes foundation problems are the result of water damage and hose bibbs generally are where the foundation repairs are done, just as a nuisance to complicate the job…

Hose bibb hole in siding.

…if it’s not the source of the problem.

Siding repairs around hose bibb.

I’m saying that somewhat sarcastically, but we really did have two hose bibbs to work around on both houses.

Replacement hose bibb.

In addition to expecting some project creep, it’s a good idea to get your foundation repairs done sooner than later. As I said before, in this past video here

“Fix it now before it gets worse and the repairs become more expensive.” (paraphrased)

Here are some numbers from additional projects we’ve had since then:

Foundation Repair Project #3

Interestingly enough, this project was also $6,400 for a slab foundation. This involved over 60 piers driven 14 feet into the expansive clay soil under a house and garage.

New pier plan for foundation repairs.

This included breakouts in the garage and driveway.

Driveway breakouts and new piers for foundation repairs.

Driveway breakouts for foundation repairs.

Foundation Repair Project #4

Currently an estimate of $45,000. This is for a half slab / half pier and beam house and driveway sliding down a hill.

House sliding down hill due to bad foundation.

The price is so high because the house was built on a hill using foundation methods for a house built on flat land.

Inadequate pier and beam foundation on a hill.

The repairs include expensive Helical piers to lock the house in place, but that’s a lot lower of a price tag than if the house is basically lifted while a new foundation is built below.

Foundation Repair Project #5

The last was a repair brought upon by a shady company telling us we needed to rip out all of the subfloor of a house for $17,000. This price conveniently did not include work to the hardwood floors above, the baseboard or any associated painting or sealing. The two opposing bids suggested a releveling of a few spots, but reaffirmed the subfloor and rest of the existing foundation is in good shape. Their prices were $1,000 and $1,200, respectively.

Why are there such big differences in the final costs of these foundation repairs?

Foundation repair cost variables.

The final cost of your foundation repairs can vary depending on the extent of damage, how much contractors charge in your area, and who you know.

Estimate vs final cost for foundation repairs.

For instance, prices for the $6400 slab foundation job were also coming in at $15K before tapping into the right circles. The hired crew even followed up a year later!

That. Was. Impressive.

Then there is also coordination with the city to pull a permit on repairs–definitely give them a call when you start the process to make sure your repairs are done properly and you won’t have an issue when selling your house.

framing building permit

In addition, you may need to have a soil report and involve a structural engineer.

Engineering drawing of structure.

Unfortunately, the foundation repair is only the beginning…everything above the foundation–and even the plumbing below–may move and result in some additional repairs. I created an entire video dedicated to the repercussions here (seriously, it’s packed with info):

…really there are too many factors to give you a good ballpark to compare against. Your best bet is to talk to three reputable foundation repair companies to get a feel for the extent of the problem. I’m saying the number three specifically because even though you think you have three solid companies coming out, if one is way off and the other two are comparable, you’ll have a better idea of what’s really going on and who you’d rather work with (note, that is exactly how the fifth repair went down above).

If you have a crawlspace, I highly suggest you go under the house yourself before the first contractor arrives.

Go under pier and beam house before calling contractors.

Definitely check out this post to get a list on the kinds of questions you should ask:

Choosing the Right Pier and Beam Foundation Repair Contractor

If you have any additional advice or tips based on your own experiences, please add them to the comments below so we can all learn together!

I’m really sending you some positive vibes because this may be a tough job to complete DIY style or pay out.

RELATED POSTS:

What to Expect from Foundation Repairs: Before, During and After

Two Methods for Pier and Beam Foundation Repairs

Choosing the Right Pier and Beam Foundation Repair Contractor

RELATED VIDEOS:

Why you Need to Go Under Your House

How to Choose the Best Pier & Beam Foundation Repair Contractor

Two Methods for Pier and Beam Foundation Repairs

What to Expect from Foundation Repairs (Before, During & After)

This post in video format: