Foundation repair costs an average of about $5,200, with most homeowners paying $2,200 to $8,200. 1,3 Minor crack repairs run $250 to $800 per crack, while settling, sinking, or bowed walls cost $4,500 to $20,000. 2 Full foundation replacement can reach $20,000 to $100,000. 1,2 Prices below are national averages* for 2026.
*National averages, not local quotes. Your price depends on the type and severity of damage, repair method, foundation type, and local labor and permit costs.
$5,174 – $5,200
national average, Angi & Fixr
$250 – $800
per crack, Angi & HomeGuide
$4,500 – $20,000
settling or sinking repair
~$200
labor per hour, Angi
Quick math: repairs price by the problem, not just the size. One crack plus a structural report lands at $550 – $1,800 (our math: $250 – $800 per crack1,2 plus a $300 – $1,000 report1). At Angi’s $1.50 – $12 per sq ft, a 1,000 sq ft foundation runs $1,500 – $12,000, matching their size table exactly1.
Cost by issue
Three references, all fetched and read October 2026:
| Foundation issue | Average repair cost |
|---|---|
| Foundation crack | $250 – $800 per crack 1,2 (Fixr: $200 – $1,000 3) |
| Foundation leak (minor) | $250 – $5,000 2 |
| Foundation leak (major) | $4,500 – $15,000+ 2 |
| Settling or sinking | $4,500 – $20,000 2 (Angi: $5,000 – $25,000 1) |
| Bowed walls | $5,000 – $15,000 2 (Angi: $4,000 – $12,000 1) |
| Poor soil drainage | $800 – $15,000 1 |
Cost by repair method
| Repair method | Average cost |
|---|---|
| Crack sealing / epoxy injection | $200 – $1,000 2,3 |
| Mudjacking / slab jacking | $500 – $1,900 1,3 (HomeGuide: $4,500 – $9,000 2) |
| Sealing / waterproofing | $2,400 – $7,000 3 (HomeGuide: $1,500 – $7,300 2) |
| Carbon fiber reinforcement strips | $4,000 – $12,000 1,3 |
| Foundation tiebacks | $5,000 – $15,000 ($1,500 – $2,000 each) 3 |
| Underpinning / piering | $10,000 – $40,000 project; $1,000 – $3,000 per pier 1,2,3 |
| House lifting | $20,000 – $30,000 1,3 (HomeGuide: $10,000 – $40,000 2) |
| Full foundation replacement | $20,000 – $100,000 1,2 |
The widest disagreement is mudjacking: Angi and Fixr quote $500 – $1,900, while HomeGuide quotes $4,500 – $9,000 ($4 – $9 per sq ft) – the higher figures reflect whole-slab projects rather than a localized lift. 1,2,3 Underpinning quotes mix units: per-pier prices run $1,000 – $3,000, while full projects total $10,000 – $40,000. 1,2,3
Cost by foundation type
Slabs are generally the cheapest to repair because there are no foundation walls to bow or leak; basements cost the most because they combine walls, moisture exposure, and access requirements. 3
Cost by foundation size
| Foundation size | Cost range |
|---|---|
| 500 sq ft | $750 – $6,000 |
| 1,000 sq ft | $1,500 – $12,000 |
| 1,500 sq ft | $2,250 – $18,000 |
| 2,000 sq ft | $3,000 – $24,000 |
| 3,000 sq ft | $4,500 – $36,000 |
Angi prices foundation repair at $1.50 – $12 per square foot, covering everything from minor sealant work to full epoxy replacement; severe structural repairs exceed this range. 1
What drives the price
Severity. Hairline, level cracks under 1/8 inch often just need sealing; stair-step structural cracks require underpinning and cost far more. 3
Repair method. Mudjacking is cheaper than underpinning but less permanent; methods requiring excavation cost the most. 2,3
Accessibility. Damage under decks or landscaping costs more to reach; crawl spaces are the easiest and cheapest access. 1,2
Soil and drainage. Unstable soil causes recurring problems; a soil report ($500 – $3,000) targets the right fix, and drainage system installation adds $2,800 – $6,500. 1
Labor and permits. Foundation pros charge around $200 per hour1, and most repairs need a structural permit ($75 – $150)1,2.
Worked examples
Example 1: one crack plus a structural report (our math from source ranges). $250 – $800 for the crack repair plus $300 – $1,000 for the report totals $550 – $1,800. 1,2
Example 2: 1,000 sq ft foundation. At $1.50 – $12 per sq ft, repairs on a 1,000 sq ft foundation run $1,500 – $12,000, matching Angi’s size table. 1
Example 3: bowing wall with three tiebacks (our math from source ranges). Carbon fiber reinforcement $4,000 – $12,000, or three tiebacks at $1,500 – $2,000 each totaling $4,500 – $6,000, inside Fixr’s $5,000 – $15,000 project range. 1,3
DIY shopping: concrete crack filler at Home Depot (plain link, no affiliate relationship) – sealing a hairline, non-structural crack to keep moisture out is the one DIY-friendly step; anything structural belongs to a pro.
Related guides
Basement waterproofing cost | Crawl space encapsulation cost | Water damage restoration cost
FAQ
Can I repair a foundation myself? No. Foundation work is structural and requires a professional contractor; DIY fixes risk making the damage worse. 2
What are early signs of foundation problems? Cracks and water leaks first, then settling and sinking; doors that stick and stair-step wall cracks point to structural movement. 1,3
Do I need a structural or soil report first? A structural report ($300 – $1,0001, or $500 – $3,000 per HomeGuide2) documents the problem before you collect repair quotes; a soil report ($500 – $3,0001) identifies soil causes. An unbiased report helps you avoid overpaying. 1
Do foundation repairs need permits? Yes, most are structural repairs requiring a permit, typically $75 – $150. 1,2
Sources
- Angi – How Much Does Foundation Repair Cost? (2026)
- HomeGuide – How Much Does Foundation Repair Cost? (2026)
- Fixr – How Much Does It Cost to Repair a Foundation in 2026?
Cost data on this page reflects national averages from the sources above. Get local quotes for your project.