How Much Does It Cost To Fix A Settling Foundation?

Cost of Foundation Repair

Financing availableWhat does foundation repair cost? This is the number one question that most homeowners ask when looking into foundation repair. The issue when answering is that the solution can be as complex as the foundation repair itself. The more extensive the damage, the more costly the repairs will be. This is because other issues tend to show up as time passes, such as cracks in basement flooring or foundation walls.

Quantifying the cost of a foundation repair can be difficult due to all the variables that can affect each home or structure. Your cost for foundation repair will depend on your homes particular situation. Factors that impact cost include how accessible the sunken portion of the foundation is, the cause of foundation failure, and the method of repair.

If the cost of foundation repair seems high at first, keep this in mind: your home is probably your largest investment. In the end, the cost will be worth it because your property will be safe, sound, and marketable.

Factors to Consider for Foundation Repair Cost

A few of the factors that foundation engineers and foundation repair contractors must consider for the cost of foundation repair are listed below.

Type of Foundation

The type of foundation can greatly affect the cost of foundation repairs. There are three main types of foundations. These include monolithic slab, pier and beam, and t-shaped foundations (spread footing and wall). Each of these foundation types, due to differences in design, require different materials or different amounts of similar materials. For instance, pier and beam foundations require insulation, unlike the other types. Because different materials or amounts of materials are used from one foundation to another, the repair cost may not be the same from house to house, even if the damage is similar and square footage is approximately the same.

The Stability of the Soil

In Kansas City, homes situated atop a great amount of unstable soil tend to need more interior piers to counteract the shrink-swell characteristics of soils. Each house sits on a unique mixture of soils and some soils have greater shrink-swell potential than others. Another factor that contributes to the stability of the soil is proper drainage. Improper drainage can cause erosion underneath a structure which will adversely affect the foundation, and cause it to sink. More interior piers will be needed to counteract the erosion.

House Size

The size of the house can lower or raise foundation repair costs as well. The larger the house, the more materials must be purchased for the repair. Larger houses also can be more expensive to repair because they involve more weight and structural complexity.

The Amount of Foundation Settlement

Settlement refers to the extent that a structure is unlevel. If the home is experiencing severe signs of foundation problems, such as bowed walls, large cracks in the ceiling or walls, or doors that will not open or close properly in a majority of the house, it is feasible that the foundation will need to be stabilized with interior piers to a greater extent than houses with a lesser deviation. The more stabilization a house needs, the more the repairs will cost.

On average, repairing a failing foundation of a house costs between $5,000 and $10,000. This assumes that there won’t be any additional problems to fix while repairing the foundation, such as replacing plumbing. Although the average is around $8,000, simple jobs can be as low as just over $2,000, while complex jobs might push close to $20,000.

The Contractor You Choose

One of the biggest aspects of foundation repair cost is who does the repair. Professional foundation repair contractors are more likely to do the job quickly and efficiently and to do better quality work. Newer companies, in contrast, may “sell” customers with low prices but end up costing more in the long run because their inexperience may translate to more hours on the job. For this reason, it may be worth it to hire the company that offers an initially higher bid for the repair.

Possible Additional Costs

In addition to the complexity and scope of the problem, other variables that can add to the cost of repairs include:

  • Hiring a structural engineer to assess the damage (typically $300 to $1,500).
  • Getting a soil report prepared by a geotechnical engineer, if needed (about $500 to $3,000).
  • Obtaining a local building permit, if required ($75 to $150).
  • Dealing with hidden obstacles in the ground, such as old repair methods, extra-deep footings, or tree roots (may add an average of $1,000 to $2,500 to the overall cost).

Get A Foundation Inspection Today

Although the total cost of foundation repair can be substantial, your home is often your biggest investment and these repairs (properly done by a reputable foundation repair contractor) can be essential to protecting your equity and keeping your home safe, sound and marketable. Contact My Foundation Repairs today to get in touch with a professional foundation repair contractor in your area.

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