Foundation repair: what to know

What the job involves, what changes the price, and what to ask a pro.

What foundation repair is

Foundation repair fixes cracks, settling, bowing walls or water entry in a foundation. A contractor first finds the cause of the movement, then repairs it with methods such as piers, wall anchors, crack injection or drainage correction. People call when a foundation problem is affecting the doors, the floors or the walls, and the repair has to address the cause, not just the crack.

Signs you need it

  • Doors or windows stick, or the gaps between the frames and the walls have grown in the last year
  • A stair-step crack runs through the mortar joints of a block or brick wall, or a vertical crack is wider at one end
  • A basement wall bows inward or leans, with a visible curve along its height
  • Floors slope noticeably, or a marble dropped in one room rolls steadily toward one corner
  • Water enters through the cracks after rain, leaving a damp line, staining or efflorescence on the wall

What the pro does

  • The contractor inspects the foundation from inside and outside, measures the cracks and the wall movement, and checks the grading and the gutters
  • They identify the cause, such as expansive soil, poor drainage, a broken downspout or a missing footing, before choosing a repair
  • For settling, they install steel push piers or helical piers to a load-bearing layer, and lift and stabilize the footing
  • For bowing or leaning walls, they install wall anchors or carbon fiber straps and correct the pressure on the wall
  • For cracks, they inject a structural epoxy or polyurethane to seal and bond the crack, or stitch it with staples or straps across the crack
  • They correct the grading, extend downspouts and add drainage where water is collecting at the foundation

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Type and extent of movement, from a single hairline crack to a full settling or bowing wall
  • Foundation material, such as poured concrete, block or stone, which each take different repairs
  • Number of piers or anchors needed, and how deep the pier must reach to bear on stable soil
  • Access to the foundation, including crawl spaces with low clearance and areas with landscaping or decks in the way
  • Whether drainage correction, grading or gutter work is needed to stop the cause
  • Whether an engineer must design or stamp the repair plan
  • Interior finish work such as drywall, trim or flooring that must be removed and replaced

What a written quote should spell out

  • Written cause of the movement, with the inspection findings and the measurements taken
  • Repair method and the number, location and depth of each pier or anchor
  • Crack injection materials and the crack locations, sized and listed
  • Drainage and grading work included, such as downspout extensions or regrading
  • Interior and exterior restoration, such as drywall, trim and landscaping, listed separately
  • Warranty length and transfer terms, and whether an engineer's letter is included

Questions to ask before you hire

  • What caused the movement, and how did you confirm that cause before recommending a repair?
  • Will an engineer review the repair plan, and will they provide a letter or stamp?
  • How deep will the piers go, and what layer of soil will they bear on?
  • Will the repair stop the movement, or does the wall need to be braced first?
  • What will you do about the drainage that is adding water to the foundation?
  • Who repairs the drywall, trim and flooring that gets disturbed during the work?
  • What is the warranty on the piers, the anchors and the crack repair, and is it transferable if I sell?

Red flags

  • They recommend a repair without finding out why the foundation moved
  • They push a lifetime warranty with no engineer's review or written repair plan
  • They sell crack injection as the fix for a bowing or leaning wall
  • They will not show the measurements or the photos of the wall or the crack from the inspection

What you can do yourself

Do not attempt structural foundation repair yourself. Movement in a foundation can make a home unsafe, and a repair done without measurement or engineering can make the problem worse. You can keep a dated log of the cracks, photograph them, and check that the gutters and downspouts drain away from the house. Call a licensed contractor and, where needed, an engineer for any repair.

Licenses and permits

Foundation repair is commonly done by licensed contractors, and many jurisdictions require a permit for pier or wall anchor work. Some projects need an engineer's design or stamp. Check with your state or local licensing agency and your local building department for the contractor, permit and engineering rules that apply to your home.

Foundation repair questions

Is a small crack a foundation problem?

Not always. Hairline cracks are common in concrete. A crack that widens, offsets, lets in water or runs with other signs of movement needs an inspection. Log the crack's width and date, and have a contractor look at it.

Why do I need an engineer if the contractor offers to fix it?

An engineer can confirm the cause and check the repair design against the load and the soil. This matters most for piers, wall anchors and bowing walls, where the wrong method can fail to hold.

Will foundation repair fix the doors and floors?

A repair that stops the movement usually stops further damage, but the doors, floors and drywall may still need adjustment or restoration. Ask the contractor which of those items are included in the quote.

About this guide

This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.

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