Average Cost Repair Cracked Foundation

Frequently Asked Questions

1. QUESTION:
   just to give me an idea, how much can a cracked or sinking foundation cost to repair?
   we are looking to buy a cute home, but the foundation is cracked and one wall is sinking…we may think it is worth it depending on repair costs. I just need and average cost nubmer just to have an idea of what we would be getting into.

   • ANSWER:
     Wow! That’s just about rebuilding the whole house – think about it! The foundation – just by definition it means the base , in this case, of the house. You are looking at at least 20K maybe on up to 50K depending on the size and the land it’s being erected on – there could be an underlying problem – sinkholes, etc. – Seems like a bad investment unless you tear it down and start over! Remember – you get what you pay for!

2. QUESTION:
   What is the average cost for a cracked foundation repair?
   I just found out that there is an avertical crack in the rear foundation wall under the deck. I’m wondering what the costs are for repairing the crack.

   • ANSWER:
     it will vary from company to company. Me and my husband run a masonry company, and honestly it costs waaaaaay less ( depending on the crack) to do it yourself. it really isn’t too hard, your best bet is to buy materials and ask around for tips on doing it yourself (or e-mail me!) at a hardware store!! good luck!

3. QUESTION:
   On average how much does foundation repair cost?
   We have one corner of our house that has already been repaired by the previous owner, but now the grout outside is getting cracks in it again. That’s the only area of the house that has problems. We are going to get professional estimates, but I’d like to hear input from others.
   My husband has looked at the foundation from where he can and the slab is NOT cracked, so perhaps it is just cosmetic.

   We live on that black land soil which cracks during the summer.

   • ANSWER:
     It is not uncommon in Texas for houses to have concrete slab foundations with cracks at the corners. This is not generally associated with an actual cracked slab but is due to stress at the corners. This can be cosmetically repaired if you like for 0 or so per corner but may not last long. You can even make the repairs yourself.

     If the foundations is truly cracked and you have walls that are also cracked and/or doors which will not close properly, then might you have more serious problems and need professional help. The average foundation repairs are in the range of ,000 to ,000 depending upon the type of repairs required, how deep they have to dig around your house, the number of pilings they have to place into the ground, etc.

4. QUESTION:
   If I am going to grad school in Dallas is it better deal to rent for 2 years or to buy a house?
   I heard its cheap there.

   • ANSWER:
     On the national average, to rent in Dallas is cheap. On the other hand, property values in and around Dallas tend to get a bit pricy unless you’re willing to purchase a home in an “undesirable” location. Another drawback to purchasing a home in the DFW area is many of the newer homes’ foundations tend to shift causing cracks and expensive repair costs. If you have a little money to invest, buying an older house with the intention of renting out the house later can be quite a lucrative investment for your future no matter where you live.

     I would rent first, shop around, and then make up my mind.

5. QUESTION:
   ROUGHLY how much do you think it would cost to renovate our house?
   So I know this is kind of hard question to answer unless you’ve seen it… but I’ll give it a try anyways lol. So we really want to renovate our house rather than move, but we’re not sure if our foundation can hold a second level. Out house was built in ’48 so it’s pretty old. We have two pretty big cracks in our foundation, so if we were to stabalize the foundation, on average how much would that cost? Our house is only 934sq ft by the way. And also if we were to add a second level, how much would that cost to do? Like I said I know it’s hard to tell someone how much something will cost unless you’ve seen it but I’d just like some opinions, or maybe some people have had this done and can tell me roughly how much it cost them 🙂 Thanks!

   • ANSWER:
     I made a video about this – listed below.

     The best answer for this truly is to have a contractor examine the situation. Most likely, it would be two different types of contractors. One being the foundation repair contractor, and one being a remodeling/additions contractor. As mentioned, most contractors give free estimates – so get a few opinions.

     For the foundation repair issues, the cost varies drastically, completely based on what the source of the problem is. The cracks may be something simple as shrinkage cracks in concrete, which are relatively inexpensive to repair. Depending if the cracks run vertically or horizontally can indicate different types of problems also, with varying costs ranges. The first may be a sign of foundation settlement. In other words, the foundation is sinking into the ground causing stress and cracks.

     If the cracks run horizontally – that typically is from lateral pressure. The soil, as it expands and contracts from moisture content, will put pressure on the wall – causing it to crack, buckle, and potentially collapse.

     Once again, the best answer is to get a foundation repair contractor to examine it. Once this problem has been dealt with, then pursue your second story addition options. DO NOT add a second level before addressing the foundation problems. Adding more weight to a home that can’t support the current weight is a bad idea.

6. QUESTION:
   Cement patio and steps estimate …?
   I am looking at putting a bid on a new house and I need to have some idea as to how much it would cost to repair/replace a patio and 10 steps that have buckled due to slow erosion.
   Patio is 15×15 ft, 4″ thick
   Steps are 4 ft wide, 8″ rise and 10″ deep
   Steps go down from this patio to another larger patio that has no damage.
   there is no retaining wall at present, and I am thinking that one should be put in place … rebar/mesh on patio and retaining wall – any thoughts here?
   Erosion process appears to be very slow, the buckling occuring over the course of 12-15 years. Yet, I am thinking that stabilizing the area a bit will also protect the foundation of the house which currently does NOT show any cracks.
   Would appreciate it if you could help me think thru this job and come up with a cost estimate that includes Materials and Labor.
   I live in St Louis, MO.
   Thanks

   • ANSWER:
     Terrain is the key issue on this estimate.
     Can a backhoe/concrete truck easily get to this old slab patio?
     Option # 1 *Easy access
     Bust out existing slab/steps and truck away
     Backhoe/Truck/Operator/Laborer 1 day $ 1,500
     Prep/Compact Fill for slab & Form Patio Mat/Lab. $ 400
     Form new steps Carpenter/laborer 32 man hrs. $ 800
     Materials to form steps .00
     Concrete for slab $ 350
     Concrete for steps 0
     Pour and Finish slab and steps 2 finishers or 1 finisher and 1 helper total 16 man hrs. 0
     Clean up labor 0
     Total 95.00 *add overhead/Profit = 0
     Grand Total $ 4645.00

     Option #2 Difficult Access
     base bid $ 4645.00
     add to wheel or buggy concrete 0
     Carry lumber/demo materials to area or wheel barrow in.
     add 0
     Grand Total 95 and up.

     Retaining walls if poured concrete 10″ thick with vertical and horizontal rebar on 24″ wide x 12″ thick keyed footing x 4′ high and 50′ long or less *easy terrain – per lineal foot
     50′ or more – per lineal foot. In other words a 50′ long wall 4′ high would have an estimated cost of $ 2,000
     a 100′ wall average would be 50.
     Add more labor for hard to get to site up to 25% more cost.
     Additional site work may be needed to backfill and regrade around the work area. Finish grade,seeding,would all be at additional costs.
     *Labor to form steps is very time consuming, so is the finishing of concrete steps. Faces of steps (risers) forms must be pulled after concrete sets up a while, water tends to be a problem so the steps must be poured with a higher slump ( stiffness) it really is an art to watch a good cement finisher work on a set of steps.
     Good Luck

7. QUESTION:
   Any suggestions for first time home buyers?
   My husband and I are serious about buying our first home in 2008. We have had some credit problems in the past (when we were in our late teens-early 20’s) but we have fixed all but 2 of them; together these 2 debts total approx k but we are paying them down gradually. Unfortunately, we don’t have too much money for a down payment but we’re still saving. We’d like to get pre-approved before we do any “hard-core house shopping”. Ideally, we’d like a “fixer-upper” but nothing too major.

   Where’s the best place to start looking for pre-approvals?

   Are there things that we should look for when applying for a pre-approval? Things to avoid?

   Any general suggestions/warnings/ideas/experiences, etc. that you can offer?

   Thanks!
   Thanks everyone! All great answers and a lot of info I had no idea about! Hopefully we can find the best deal for us!!

   Unfortunately Sadeeq, I know for sure that it is impossible in my area to rent a home/apt/condo, etc for 1/3 of the price of a mortgage… average monthly rental in my area is between 00-1400mo, depending on amenities.

   • ANSWER:
     I have lots of suggestions…I have purchased 3 homes so far and every time I learn something new. It seems you are on the right track trying to pay off old debts, that looks good on paper when you get ready to get pre-approved. If you or your husband were part in the military or children of military personell, USAA is great for mortgages, banking, car/home insurance, investments, etc.

     If not try to go through banks that belong to Lending Tree, where several banks compete to do business with YOU. They are going to try to offer you the best type of loan. Whatever you do, PLEASE get a fixed rate loan. Most of the people that have lost their homes in the last 3 yrs were on an adjustable rate loan. Read on the difference…so you are informed when you begin dealing with banks. The better informed the better equipped you are. Do not be affraid of 30 yr mortgages. It doesn’t mean that you will be in the home for 30 yrs, but interest rates tend to be lower, thus making monthly payments easier, especially if you are getting a fixer upper.

     When it comes to buying the house, have an inspector do a threrral inspection. Interview these inspectors to make sure that they have extensive experience and training. The cheapest inspection will cost you MOST later. When the inspector goes through the house you and your husband should go with him while he conducts his inspection. He should be able to provide you with a written report within two weeks after inspection. Also check with the Better Bus Bureau to make sure this inspector or company does not have any complaints. So far I have had two great inspectors in my last two purchases, they came from a friend who had recently purchased her home and was very satisfied with the work done. Pilar to Post is a great company, check if they have it in your state.

     Although a house might be for sale and there is an asking price, it doesn’t mean that you have to pay that price. NEGOTIATE!!! Especially after the inspection, based on what the inspector finds, you are able to negotiate the price down for repairs or ask for repairs. Find our from your realtor how long has the house been on sale. The longer the house sits the more ammunition you can use to drive the price down toward your advantage.

     Because the slump in the housing market, this is the BEST time to purchase a home, it is a buyers market!!! Educate yourselves on home buying, there are lots of information out there. Talk to each other and agree on what you want and don’t want. Buying a home is stressful, so is moving, but if you and your husband communicate, you will make the right choices. Also check on first time home buyers programs in your state/city. There are great programs in different states.

     Make sure that whatever home you decide that you move in to at least a 50% larger space what you currently have. You do not want to run out of space within a few months after moving. Ask owners for the disclosure, this is a document that states lead paint, termite infestation, etc. Also ask if the house have had a fire in recent years, when was the fire place was cleaned last, choose a home with cuircut breaker system, that the HVAC and water heater are less than 7 yrs old. The HVAC could be as old as 10, but the water heater should not, because they last about 10 yrs on average. The water heater should be 40 gal or more. Also make sure that there are no cracks on the foundation as this is a very costly expense to repair and after all you are going to sell your home eventually, but you want to make a profit.

     Sorry, lots of info!!! Please read, take time to be informed and educated, that is most important that having a good credit report or anything else. A home is the most expensisve purchase you will make in your life, therefore make it a smart one.

     Should you want to further reach me, please e-mail me at zari_sanchez@yahoo.com.

     Good luck, BEST wishes.

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