Basic Cost Questions
What things actually cost.
How much does foundation crack repair typically cost?
Huge range depending on what you actually need. DIY crack sealing: $30-150 for materials. Professional crack injection: $250-600 per crack. Carbon fiber straps: $150-300 per linear foot. Wall anchors: $400-600 per anchor installed. Underpinning: $1,000-3,000 per pier.
Most people with typical shrinkage cracks need minor waterproofing at most. Major structural work is much more expensive but also much less common.
Why are contractor quotes so different?
Different companies propose different solutions. One might recommend carbon fiber straps ($5,000) while another recommends simple injection ($400). Neither is necessarily wrong if they're addressing different concerns.
Also, overhead varies. A big company with TV ads has higher overhead than a two-person operation. Same work, different price.
Should I get multiple quotes?
Yes, always. Get at least three. More importantly, ask each contractor to explain what they're recommending and why. If three contractors propose three completely different solutions, you need an independent engineer to sort it out.
I got three quotes. They ranged from $3,400 to $8,200. An engineer told me I needed $0 in repairs.
Specific Repair Costs
Breaking down common repairs.
How much does crack injection cost?
DIY kits: $40-150 depending on crack length. Professional injection: $250-600 per crack. Most contractors have a minimum service charge, so one crack might cost the same as two or three.
I did my own for $89. A contractor would have charged $300-400 for the same crack.
How much do carbon fiber straps cost?
Typically $150-300 per linear foot installed. A 16-foot wall might need 4-6 straps, running $4,500-7,000 total. Prices vary by region and accessibility.
Helen paid $5,200 for four straps on a 16-foot wall. That's about $325 per linear foot, which is toward the higher end.
How much do wall anchors cost?
Usually $400-600 per anchor installed. A 20-foot wall might need 5-8 anchors, so $2,000-4,800 in anchors alone. Labor and excavation add significantly.
Gary paid $8,400 for 8 anchors on a 20-foot wall. That works out to about $1,050 per anchor including all labor.
How much does underpinning cost?
$1,000-3,000 per pier, depending on depth required and soil conditions. A typical house might need 8-12 piers, so $8,000-36,000 for the full job.
My uncle paid $22,000 for underpinning. About 15 piers at roughly $1,500 each.
Saving Money Questions
How to spend less.
Can I DIY any foundation repairs?
Crack sealing, yes. Waterproofing injection, yes with patience. Structural repairs like carbon fiber straps or wall anchors, no. Those require professional installation to be effective and warrantied.
Save money on cosmetic repairs. Hire pros for structural work.
Does fixing it early save money?
Often, yes. Gary's $8,400 wall anchor job would have been $4,500-5,500 if he'd caught it earlier and could have used carbon fiber straps. Waiting made the problem worse and the solution more expensive.
Can I negotiate foundation repair quotes?
Sometimes. Having multiple quotes gives you leverage. Timing matters too. Winter is slower for some foundation work, so contractors may negotiate more. Cash payment might get a small discount.
Gary got his quote reduced about $400 by mentioning a competitor's lower price.
Payment and Financing
How to pay for repairs.
Do foundation companies offer financing?
Many do, especially larger companies. Interest rates vary widely. Some offer promotional 0% financing for 12-18 months. Read the terms carefully; deferred interest can be brutal if not paid off in time.
Does insurance cover foundation repair?
Usually not. Standard homeowner's policies exclude foundation damage, settling, and earth movement. Some cover damage from covered perils like plumbing leaks. You'd need the leak and the resulting damage documented as related.
Check your specific policy, but don't count on insurance for typical foundation issues.
Can I use a home equity loan?
Yes, if you have equity. Home equity loans or HELOCs often have lower interest rates than contractor financing. Just remember you're putting your house as collateral.
Value Questions
What's it worth?
Does foundation repair add home value?
Not exactly. Repairs address a problem, so they preserve value rather than add it. A house with repaired foundation issues is worth about the same as one that never had issues. But a house with unrepaired issues is worth significantly less.
Will I get my money back when selling?
Probably not dollar for dollar. Buyers expect a sound foundation. They won't pay extra for repairs. But they will discount significantly for problems, so repairs protect your sale price.