Without any doubt, the foundation of your home is its most integral part. With the entire structure of your beautiful home resting on it, you need to ensure that your foundation is strong enough to withstand any calamity. Overtime, overexposure to detrimental environmental factors can cause the foundation of your home to weaken, pushing you to respond quickly by either getting it repaired or redone.
There are ways for you to get your foundation redone without have to tear it out and start from scratch. Moreover, since the entire remodeling procedure can be long and demanding, many homeowners get concerned about the cost to redo a foundation. However, the more you know about the types of foundations, common problems and how to fix it best, the easier it will be for you to work with a contractor to find the ultimate budget-friendly solution for you.
So, without further ado, let’s take a look at some detailed information about the cost to redo a foundation.
Cost to Redo a Foundation
The average cost that majority of homeowners incur to repair foundation problems is around $4,435. While problems such as minor cracks can cost around $500, major repairs such as redoing hydraulic piers can cost you up to $10,000 or even more. So, on an average, a homeowner has to pay between $1,945 and $6,920.
The lowest average cost to redo a foundation is $475 whereas the highest end of the range lies at a whopping $13,000. However, this is just an average estimate; you can expect to incur higher costs depending on the materials you use and the type of work you get done.
Cost to Fix Foundation Problems
The foundation of any home is built on expansive clay. Soil that isn’t compressible or is improperly compacted and poorly maintained can cause severe damage. Therefore, if there are any visible signs of damage such as cracks in walls or doors that aren’t closing properly, it is integral for you to talk to a professional contractor right away.
Foundations that are visibly damaged, but haven’t been repaired timely not only lead to irreparable damage, but also make the entire structure of your home pretty unsafe. Moreover, the longer you wait to redo the foundation, the more the damage worsens, leading to higher costs.
In such situations, the only rule of thumb that applies is – the longer you wait, the worse the condition gets. So, for instance, even if you end up getting the foundation repaired after a while, there may be significant damage to the inside your home already.
Here are some factors that contribute to the total cost to redo a foundation.
Cost to Repair Cracks in the Foundation
Repaired the cracks in your foundation can cost your anywhere from $250 to $800. If the cracks are wider than 1/8″, you should be rather concerned as this is an evident indication of a structural problem. A major possibility is that your foundation is either sinking or the soil is putting too much pressure on it.
Cracks that don’t impact that structure of your home can be fixed rather easily and at a low cost. However, in any case, cracks shouldn’t be ignored as they act as a gateway for moisture that can eventually lead to structural problems.
Cost to Repair Leaks in the Foundation
Fixing leaks in the foundation of your home can cost anywhere from $2,000-$6,000. The indication of a leak is sign of a huge drainage or moisture problem. As suggested by contracting professionals, the only way to secure the structure is waterproofing it through a process called ‘sealing.’
Sealing entails excavation around your foundation followed by the installation of new tile drains and filling of the cracks with cement. The structure is then coated in sealant and wrapped in a waterproof material. Even though this procedure is expensive and rather demanding, it definitely is worth it!
Cost to Repair Sinking or Settling Foundation
Your house can often settle or sink into the ground, reducing its height. However, the good news is that the structure of your home can be restored to its normal height by raising and securing it with piers. This process can cost around $1,000 to $3,000 per unit. You can also opt for mudjacking that can cost from $500 to $1,300.
The settling or sinking of your foundation is an integral issue that requires immediate attention. If your foundation settles down even further, it will lead to further damage and instability. Moreover, you might also not be aware your foundation is sinking unless you have leaks and cracks assessed. The ideal solution for this issue is to have your foundation leveled.
What makes this entire situation even more complicated and taxing is that it indicates problems of soil or moisture. So, you will have to address these issues before securing your home, which will further add to the overall cost to redo a foundation.
Cost to Fix a Bowing Wall
Bowing basement walls are another indication of a weak foundation or poor soil conditions as a result of a weak fill, expansive clay or insufficient drainage. So, these bowing basement walls can be fixed through steel reinforcement strips or carbon fiber, costing you around $350 to $1,000 per strip. If you have a feeling that your basement wall is bowing, you need to get it assessed immediately as it not only lowers the value of your home, but also causes your house to settle.
Cost of Piering or Underpinning a Basement
The average cost to underpin a basement lies anywhere between $1,000 and $3,000 per pier. This is considered as the most expensive repairing method as it requires raising the foundation followed by excavation and the installation of hydraulic piers deep into the ground. However, this procedure performed by professionals is a rather permanent solution that will not cause your house to shift or settle any further.
House Leveling or Foundation Jacking Cost
The average price range incurred for foundation jacking is around $500 to $1,300. This process is also known as mudjacking and entails the pumping of a grout mixture into the space under the concrete foundation, restoring it back to its original position.
This method is rather inexpensive as it doesn’t require much equipment of excavation. However, the main problem is that it isn’t appropriate for every foundation type. A professional contractor can better help you assess and decide which repair method is best suited for your specific issue. Also, even though mudjacking is effective, it can reverse back considering any structural shifts to your home or the soil surrounding it.
Foundation Stabilization Cost
Stabilizing foundation walls can cost anywhere from $4,000 to $12,000 for only twelve strips of reinforcement. The two main materials that can be used to stabilize foundation walls are carbon fiber and steel. While carbon fiber is more appropriate for minimal bowing in walls, steel is integral for significant foundational shifts. Only your contractor can help you decide the best solution for your home.
Steel, though more expensive, may be the most worthwhile investment. For this repair, you need to factor in the cost of repairing the walls, easing the pressure that is causing them to bow, and installing the support strips to strengthen them.
Sealing is basically a type of waterproofing solution that helps combat moisture and drainage problems. The sealing cost of a foundation ranges anywhere from $2,000 to $6,000, depending on the amount of work required.
Only a professional can tell you the extent of the water damage that requires waterproofing. So, make sure to get an inspection so that you don’t end up paying more than you should. For instance, the two main steps of sealing include the application of a sealant and installation of a waterproof barrier. However, in the case that you also have poor drainage, you will need to improve within that area too.
Foundation Repair by Type & Material
The type of your existing foundation will help narrow your remodeling options, ultimately determining the total cost to redo a foundation. For instance, basements require more extensive excavation in comparison to concrete slabs. Also, houses with pier and beam structures or crawl spaces are not only more accessible, but are also easier to repair.
Redoing a foundation made of concrete slab will require mudjacking and sealing. These slabs are perfect for those environments where the soil remains rather stagnant. A structural engineer can help you build a more secure foundation by digging deeper. However, in order to get a new foundation, you will probably have to get your house raised and the slab removed. So, while the mudjacking will cost you around $500 to $1,300, sealing will cost you $2,000 to $6,000. So, you can expect to incur costs ranging anywhere from $2,000 – $7,300.
Crawl space foundations incur problems that are quite similar to pier and beam ones. If the moisture under your home is causing considerable deterioration, your home might begin to sink. So, the best solution for this would be to install adjustable joints in order to accommodate the soil change while leveling the structure. Moreover, you can also expect to experience bowing and cracking.
While raising your home can cost you around $1,000 to $3,000 per unit, fixing bowing basement walls can cost you about $350 to $1,000 per strip.
Cinder Block and Brick
Cinder block and brick foundations often experience a lot of cracking and leading that eventually causes bowing. Even though these cracks run vertically and horizontally, horizontal cracks are seen as damaging to the stability of your home. Therefore, these cracks require filling. Moreover, you will also have to stabilize your foundation using steel or carbon fiber reinforcements as soon as possible.
While fixing the bowing issue will cost you around $350 to $1,000 per strip, stabilizing foundation walls can cost anywhere from $4,000 to $12,000 for only twelve strips of reinforcement.
If you have basement, you are highly likely to experience the highest repair costs for your foundation. This is mainly because basements face a number of issues including sinking, cracking, settling, leaking and bowing. Very often, one of these issues, if not handled properly, will lead to another issue. Many cases also require an improvement in waterproofing through sealing that needs considerable excavation. Also, in case the walls are bowing, you will need to opt for reinforcements as well.
Fixing the bowing issue will cost about $350- $1,000 per strip, and sealing will cost you around $2,000 to $6,000. Raising the basement with piers can cost around $1,000 to $3,000 per unit while mudjacking can cost from $500 to $1,300. So, you can expect to pay anywhere between a minimum of $350 up to a whopping $11,000 depending on the issues.
Pier and Beam
The biggest issue faced with a pier and beam foundation is settling, which indicates that the soil is either shifting or responding to moisture. In this case, you might have to replace the beams with steel or add more piers. This may even require the installation of deep pilings under the peers. Your contractor might even adapt your drainage system in order to combat moisture.
In order to combat settle, you will have to raise the foundation with piers costing around $1,000 to $3,000 per unit. Moreover, you can also opt for mudjacking that can cost you anywhere from $500 to $1,300.
The indication of foundation issues calls for immediate inspection. So, in case you opt for an inspection report, you can expect to pay a fee ranging from $300 to $700. A structure engineer will provide you with their unbiased opinion about your foundation issues. After that, you can go straight to a professional contract to see which method will best suit your foundational problems.
Foundation issues aren’t trivial matters; they should be taken rather seriously. You can expect the cost to redo a foundation to increase even further if you don’t start fixing these issues in the beginning!