How Much Does Concrete Foundation Repair Cost?
Concrete foundation repair is often required to maintain the integrity and strength of a home. Due to this, should the foundation ever falter, crack, or experience shifting, it is imperative you have it corrected and repaired as quickly as possible. If you don't, it might extend into a much more dangerous and expensive project.
Before you can budget accordingly, you need to have a general understanding as to what the cost to repair concrete foundation will likely be before going ahead with this project. Comparing estimates to get a better idea of what you should be paying will help you avoid overspending.
Below we will discuss the breakdown of a low, average, and high cost to repair the concrete foundation, but first, let's have a look at some of the factors that will influence the cost.
What Affects The Cost To Repair Concrete Foundation?
In the event that you need concrete foundation repair, there are several different factors to consider. More often than not, an expert will usually be required for a specific cost breakdown. However, here are a few key factors to keep in mind which could influence your overall cost:
- the extent of the damage
- repair technique required
- additional assistance and labor
- landscape removal
Remember, if you need concrete foundation repair, it's always recommended that you compare at least 3 quotes from professionals in your area. This will allow you to check out different contractors and their references and you'll also be able to maximize your savings right from the start of the project.
Extent Of Foundation Damage
The main causes of foundation damage include unstable soil and shifting caused by tree roots, earthquakes, and even faulty construction. Concrete can deteriorate over time and can be accelerated by constant exposure to moisture. The extent of damage to the foundation is directly related to these telltale warning signs:
- uneven floors
- cracking walls
- cracking tiles
- windows or doors not opening or closing
This is really where the main chunk of the cost comes from. Firstly, there are 2 main types of foundation repair techniques out there, namely slab jacking (more commonly referred to as mud jacking ) and piering.
- Mudjacking: This is the least expensive option available. Basically, this technique attempts to lift sunken concrete by pumping a grout under your home in order to fill in any elevation drop off or foundation sliding your property has sustained. Although more expensive, the same results using a lighter polyurethane material, and it doesn't require as many drill holes or entry points.
- Piering: Thi is done either from the inside or outside of the home, depending on the location of the problem. Piling or piering is the technique of hydraulically driving long steel shafts into the ground through the unstable surface soils in order to remedy failing building foundations and to correct foundation settlement. It does last longer than slab jacking, but it can cost significantly more.
Foundation repair costs can vary from one contractor to another and region to region. Since you probably have very little, if any, experience in concrete foundation repair, you will not know what or where to look for the problem. You also won't know what the best repair technique is or how extensive the damage is.
Due to this, it is a very cost effective measure to bring in an external structural engineer to inspect your home's foundation. They can tell you exactly what is wrong and provide guidelines as to how to fix it. This way, when consulting with potential contractors, you'll have a much better idea of the process and what the best course of action is.
Any trees you may have around the outside of your home may need to be removed as well as their root systems. In some cases, these plants may actually be the reason your foundation is deteriorating. This task would have to be handled by a professional landscaper and can be quite troublesome depending on the type of trees surrounding the area.
How Much Does It Cost To Repair Concrete Foundation?
The cost of your home's foundation repair can vary drastically based on the above factors and the scale of the problem. In general, you can expect to pay somewhere around $3,500, although it might dip down to $1,900 in some cases. If the damage is more extensive and requires drastic assistance, the cost of your foundation repair can escalate to over $11,000, which is the main reason you should be addressing your problems as soon as possible and not allow it to escalate.
- Inspections: Before any work can commence, you will require an inspection of the problem area's you are facing. A structural engineer or an official inspector will visit the site to determine the problem and provide the best options for a solution. This usually costs $500 and includes a technical report, but a major inspection could be upwards of $1,000. Sometimes requiring the expertise of a geotechnical engineer can push the cost up by an additional $2,000.
- Trees: Tree removal and clearing of the area by a professional can cost around $150 per hour.
- Damages: Basic cracks can be sorted out by a builder or mason and, depending on the damage, should cost between $400 - $800. If there is more extensive damage to the foundation, you should contact multiple contractors. If you experience earthquakes in your area you may need to reinforce your foundation with anchor bolts. This can cost between $1,500 - $3,500 or more in extreme cases.
- Soil conditions: Poor ground and soil conditions can cause the most amount of damage. Dealing with this kind of problem usually requires underpinning or pier installation for concrete support of the foundation. This can be extremely costly as the stable soil needs to be reached below. Generally, piers are spaced 6 - 8 ft apart and can cost as much $1,000 - $3,000 each. If just one corner of the home requires underpinning, it can cost $3,500 - $5,000 or more.
- Excavation: Underpinning and pier installation is a major repair and will require extensive excavation, drainage of groundwater, and reinforcement. In some cases, this type of repair can cast as much as $20,000 - $30,000. It's important to note that not many home insurance policies cover structural or foundation repairs. Though, a typical repair of this kind generally costs between $8,000 - $12,000.
If you are beginning to notice any structural damage in your homes foundation, it's important you speak to an expert contractor before it gets any worse. Get a second or third opinion by speaking with multiple contractors until you find the best solution to your problem as well as a budget friendly concrete foundation repair cost.
Find Trusted Local Pros For Foundation Repair
With all of the above in mind, you should have a better understanding as to what it could likely cost you to repair a concrete foundation.
If you would like to receive a more specialized estimate tailored to your specific needs, you can now connect with the best service providers in your area at no cost to you whatsoever. Simply enter your home zip in the space provided below, and a specialist in your area will reach out to you with a FREE estimate.
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