Foundation Repair Cost: Prices by Repair Type
Foundation repair averages about $5,200 nationally, and most homeowners pay between $2,200 and $8,100. Sealing a crack can be a few hundred dollars; lifting a settled house on piers can run into five figures.
Updated November 2026 · 6 min read
These are national price ranges for education only. They are not a quote or a promise of what any company will charge for your home.
Cost by type of repair
The repair method decides most of the price. National ranges from This Old House’s 2026 cost guide:
| Repair | Typical range | Used for |
|---|---|---|
| Crack sealing or injection | $250 to $800 | Non-moving cracks that leak or let in pests |
| Slabjacking (mudjacking) | $550 to $1,300 | Sunken slab sections, porches, garage floors |
| Steel piers (push or helical) | $1,000 to $3,000 per pier | Settling footings; most jobs need several piers |
| Wall reinforcement (carbon fiber or steel) | $4,000 to $12,000 for about 12 strips | Bowing basement or crawl space walls |
| Whole-house lifting and leveling | $20,000 to $23,000 | Major settlement across the house |
Pier and beam and crawl space homes
Many older Murfreesboro houses sit on a crawl space with piers and beams rather than a slab. Repairs there are often less invasive: adding or replacing piers, shimming, sistering joists and installing adjustable steel jacks under sagging beams. The bill depends on how many supports need work and whether moisture under the house rotted the wood, which has to be fixed first.
Costs people forget to budget
| Item | Typical range |
|---|---|
| Structural engineer’s report | $500 to $1,000 |
| Soil report | $500 to $3,000 |
| Permits | About $75 to $150 |
| Hidden problems found during work | Budget an extra $1,000 to $2,500 |
| Interior cosmetic repairs afterward | Drywall cracks and sticking doors after a lift |
Why repair costs vary so much
- Cause. Settlement from soil that shrinks and swells needs deep support; a crack from concrete curing needs only sealing.
- Number of piers. One corner might need three or four; a whole wall might need ten or more.
- Soil and rock depth. In much of Rutherford County, limestone sits close to the surface under the clay, which affects how deep piers go.
- Access. Landscaping, driveways, decks and finished basements in the way add labor.
- Drainage. Gutters and grading that send water to the foundation should be fixed with the repair, or the soil keeps moving.
Is foundation repair worth it?
A foundation problem rarely fixes itself, and it gets more expensive as cracks widen and the frame above shifts. Buyers’ inspectors also flag it, and an unrepaired problem usually costs more off a sale price than the repair would. A repaired foundation with paperwork from an engineer and the contractor reassures buyers.
Does insurance cover foundation repair?
Usually not. Settling, soil movement and gradual cracking are excluded from most homeowners policies. Coverage sometimes applies when the damage comes from a covered event, such as a plumbing leak under the slab, but the leak repair is covered more often than the foundation itself.
When it needs a professional
Hairline cracks that don’t change can be sealed and watched. Cracks wider than about a quarter inch, stair-step cracks, walls leaning in, doors that suddenly stick or floors that slope need an inspection. See how foundation repair is scoped and done.
Foundation cost questions
How much does foundation repair normally cost?
Nationally, most jobs cost between about $2,200 and $8,100. Crack repairs are cheaper; pier systems and whole-house leveling cost more.
How much does it cost to fix a foundation on a 2,000 sq ft house?
House size matters less than the number of piers and the method. A 2,000 sq ft house needing piers along one wall costs far less than a smaller house needing full leveling.
Do I need a structural engineer?
For anything beyond sealing a small crack, an independent engineer’s report is worth the cost. It tells you what’s actually wrong and gives you a scope to compare bids against.
How long does foundation repair take?
Crack repairs take a day. Most pier jobs take two to five days, plus time for permits and any engineering.