How Much Does Foundation Repair Cost

♦ November 28, 2012 ♦ Leave Your Comment

Frequently Asked Questions

QUESTION:
Does anyone know anything about foundation repair for a house?
My house has had foundation repair done 8 years ago and the piers had to be re-adjusted recently because they failed. Now the house is cracking in more places after the “adjustment” and they told me I need to spend from ,000-,000 more for more piers. Do I pay for more piers or stand my ground and tell them they should have fixed it right years ago and now that they didn’t the foundation is even more messed up?

There is a lawfirm specializing in attacking this specific company but they are asking for ,000 fee upfront and I wonder if it will cost me much more with their fees and stress, etc?

Any help will be appreciated!
- ANSWER:
  i would not hire the same company and would nver pay a lawyer. lawyers will take a case if they think they can win and make money. if he wants to charge you he just wants his money
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!
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.
QUESTION:
Does anyone know how much home foundation repair cost is in Edmond or Oklahoma city, OK?
I thinking about buying a REO home and would like to know the cost.
I am thinking about buying a REO home. The home is 6-7 years old and the realtor says it has foundation problems. He does not think its a good buy but I am having a structural engineer come out to inspect the home. FYI I have not met any realtor in Oklahoma who thinks buying a REO property is a wise decision.
- ANSWER:
  You’re on the right track by hiring a structural engineer. Years ago, I had a foundation problem with a home and did the same thing. The engineer came out and located the fault in the slab, then provided me with a scale drawing depicting how many piers and where they should be located. He recommended a foundation repair company that would do it at $X per pier.
QUESTION:
Anybody knows a good and honest foundation repair company in arlington tx?
my house needs a foundation repair but I don’t know where to start, if someone has had a foundation repair, would you tell me a good foundation repair company and about how much it costs?
- ANSWER:
  I’m not aware of any particulars in your area, but you might contact a home inspector and ask him who he recommends. Also, some area builders may have someone they use.
  
  The following page may also give you some guidance. It is on home foundations:
  http://www.building-your-green-home.com/home-foundation.html
  
  Once you find a company (or 2 or 3), ask them if they will give you a free estimate.
  
  Hope this helps.
QUESTION:
What is the future of foundation that has been “repaired”?
I am looking to buy a home that has had foundation repairs due to settling, common in north texas with the clay soil. I am wondering what further problems are possible with relation to the foundation. There is a lifetime warranty, but are there any problems that can arise that are not covered with the warranty?
- ANSWER:
  It is good that you have a TRANSFERABLE warranty, right? If so, then that is good. Make sure Before you buy the house that if any foundation repair has been done that the foundation repair company is reputable, registered, and is affirmed as having the warranty that can transfer to ALL new owners that come along…not just you.
  
  That being said, it is possible that foundation issues to still continue for years to come. Slight changes folks say the house is “settling”, but extensive changes are foundation issues and you can’t just sit on it and do nothing. Foundation problems can be from the expansion and contraction of the clay soils or it can be caused by a plumbing break (even ever so slight), so that may need to be checked, as well. If problems still arise, and the weather has been “balanced”, do check the plumbing for leaks under the foundation.
  
  So, weird very wet and very dry weather (which we just got over a 4 yr drought) can cause foundation issues for slab homes and a break in plumbing can do the same. Sometimes one causes the other, too.
  
  You mentioned North Texas, well howdy! I’ve lived in Collin County since 1966, and have seen quite a bit when it comes to types of homes built, neighborhoods that have foundation issues up & down the street, and some areas that seem fine.
  We do have strips of soils that are sandy and even shallow of the clay [meaning that rocky limestone is very close to the surface, which helps with foundations, but makes it tough on plants which need deep roots] , which makes for less shifting (Allen). Homes that are on pier & beam actually still have foundation issues, but they are MINOR in cost of repair. The track builders like Fox & Jacobs (Centex today) found that laying concrete slabs for foundations were quick and cheap and that is how all of this started. Other than that, homes were prior to then variations of Pier & Beam. Then other forms of slab came along with tension wires that claimed that were effective in keeping the foundation sound, but they weren’t perfect either.
  
  KRLD radio – 1080am on your dial has a saturday program that is hosted by an area homebuilder called Tom Tynan, I believe at 2pm. He’s easy to understand and is laid back and seems very honest. You can probably call in and ask him some questions like the one you posted here.
  
  KRLD can also be found www.krld.com
  
  Another thing, too. Check with the city building inspector of the town you are interested in. Just for example, the town of Frisco had some mutiple huge issues with foundations a few years ago because it was growing very quickly and many unprofessional builders flew in, built homes with POOR foundations, and they split. Home after home was cracking up, and the city stepped in and put in some very strick building restrictions before that finally cleared up. So, check up on the history of building in the town you are considering. Did they have extreem growth spurts, or was it controlled? Can make a difference! Check around the neighborhoods and look for signs in the yard of foundation work done. If you see a few, its possible that it’s a bad area for homes. This clay was great for the cotton and corn farmers, but it reaks havoc on the slab foundation home. And don’t even think of mobile homes – the old ones were constructed with 2×2’s and are as safe as a matchbox to live in. Even if they are “hurricane tethered” to the ground, and they are constructed with a late model 2×4 beams, and even PLACED on a slab, they will – I repeat WILL blow away with any great gust of wind. Period! So avoid mobile or manufactured homes. Pre-fab may be better, but I wouldn’t put my money there either, even if they do throw in some acerage!
  
  Be smart. Do your research. Might consider building your own and monitoring the construction. We are in a tornado proned area, so do try to build a reinforced “safety” room in your home for such times that tornado warnings are present.
  
  Good luck and a TEXAS WELCOME to you!
QUESTION:
I’m considering remodeling my house, do I talk to a construction company first or an architect first?
The potential work includes foundation repairs and converting a basement to a room and possibly adding a second bathroom.

I’m not sure where to start with something like this.
Thanks for all the great answers!
- ANSWER:
  Call a remodeling contractor for an estimate. They will send someone out to give you a ballpark estimate (not binding) of what they think the costs will run. You can also obtain a listing of previous customers (references). Call these people and find out what their experience was like (Did the job get done on time? What did they think of the general contractor’s people or the subcontractors? Was the job done on budget, or did they keep adding on things? Would they recommend this company to you? that sort of thing). The references usually include an address. If it’s close by, go see the work for yourself (from the outside, of course).
  
  Be wary using remodeling contractors where just a couple or handful of guys do all the work. The bigger name builders generally use the same subcontractors for all of their jobs – they have enough work for the subs to work for them exclusively. So, you won’t get your job put on the back burner by some independent subcontractor that works for multiple general contractors. This avoids unneccessary delays. The bigger general contractors also have connections with suppliers, since they purchase so much materials. This avoids delays caused by inavailability of specific materials.
  
  For the plans, start with the general contractor. Many of the bigger builders are what they call design-build companies, where they have in-house architects who can draw up all of the plans. They will also know how much each design feature they add costs to implement. If you go to an architect first and get all these cool little design features added, you might find that they’re too expensive to actually implement. You then have to go back to the architect to have the plans changed – at an additional cost.
  
  If you’re thinking of going by price alone, be warned: the cheaper the price, the less priority you will have with the contractor. The two or three guys who do it all may quote you a price about 10% cheaper than a big builder. But, their estimate of 6 months might turn into 1 year. I went with Marrokal Construction here in San Diego for an extensive remodel (gutting and completely rearranging the house). They said it would take 5 months. It took 6. But, many people I talked with before hand said they would be surprised if that much work took less than a year, because delays are all too common with a lot of fly-by-night contractors,
QUESTION:
Is there a 2008 tax break available for home improvement expenditures in Texas?
I bought a home in Texas in 2007 and paid a sizable amount of money to get my foundation repaired in 2008. Does anyone know if I can claim this when I file my 2008 taxes? If so, what is the process?
- ANSWER:
  The expense of the foundation repair is added to your cost basis.
QUESTION:
how much does it cost to fix the foundation on a house?
i am looking in to buying a home for 42,000. it is a nice size and has a good amount of yard. however, when i saw it on the inside, i noticed there was some cracks on the cement floor and on some of the walls.i’ve never owned a home and have no clue about the repair costs. im quite sure the foundation is the problem. sounds like hard work and expensive……
- ANSWER:
  You should get a foundation repair company out there before you make any kind of offer on the house. If the foundation is a slab, they have to jack the house up all along the sides and pour concrete beams or some other type of support. The cost is related to how many supports they have to install. But a badly cracked house can have broken pipes inside the walls and other structural damage from the foundation problems.
  
  In this housing market, with many homes available for good prices, if I were you I’d keep looking for one in good condition. Foundation problems are usually the problem you can see and any owner who has allowed their home to sag has allowed many other things to deteriorate which you can’t see.
  
  I say, walk away and keep looking.
QUESTION:
What is the most profitable way to sell a junker car?
I have a Hyundai Sonata worth about 00 but is undrivable (repair costs quoted at 00). So I want to sell it.

It is paid off and I do NOT need to replace it with another car…but I might do that if being a trade-in is the most profitable way of selling it.

So, what is the most profitable way to sell this junker car?
- ANSWER:
  If you itemize your taxes you might consider donating it. I know the Kidney Foundation will take undriveable cars. You should be able to claim the blue book value for it.
QUESTION:
How much will foundation repair on my home cost??
I have just moved into a hundred year old home that is sagging on one side. I want to know what kind of options I have before I purchase this house. Is there a cost effective way of fixing this problem????
- ANSWER:
  sounds like you ought to pass it by.
  contractors costs are with out a doubt, going to get expensive.
  
  Think about, how much dammage has the sag caused to the surrounding structure, and how long has that sag been ignored?
QUESTION:
Does foundation warranty cover issues created by bad foundation?
What I mean is, if i have a warranty on my foundation, and there is indeed a problem with it, will it cover the costs to fix issues caused by the bad foundation i.e. cracks in walls etc? Or only the foundation repair?
- ANSWER:
  The answer depends on the age of your foundation and the terms of your “warranty”. If it is new, generally a licensed contractor is on the hook for repairs for up to 18 months (in MI). If dealing with the contractor first gets you no results, then complaints can be filed with the licensing office (which can be found online). They will generally force the contractor to a resolution if case warrants it. However, buildings and walls sometimes settle and heave with the ground and can create “minor” issues, such as cracking drywall (looks more like a jagged line). This can sometimes be anticipated in northern climates. That does not excuse poor foundation work. You’ll probably have to get a second opinion from another contractor or local building inspector on the cracks in your foundation and get them to state that is why the walls are in disrepair and not seasonal changes. If your foundation is old, then it’s unlikely any insurance policy is going to cover cracks in your foundation. If it was a warranty purchased when purchasing the home through the previous owner or agency, then an attorney is all the legal advice I can suggest.
QUESTION:
Would homeowners insurance help with the cost of foundation repair?
I have noticed cracks on the wall of the house. That probably means that the foundation has cracked.
- ANSWER:
  Homeowner’s insurance does not cover foundation failures in most cases. Insurance covers unexpected and sudden problems; foundation cracks usually happen over a period of time. The insurance also will not cover the cracks in the wall if caused by a foundation failure.
QUESTION:
what would it cost to repair a foundation wall that has colapsed?
I’m interested in a home which has one side of the foundation colapsed, how much would it cost to repair something like that?
- ANSWER:
  You really are going to have to call in a structural engineer to look at that.
  
  As already noted… you didn’t specify where the home is (labor rates vary from region to region), what kind of foundation it is (stone, concrete, etc), how much has collapsed (dimensions).. etc, and etc….
  
  There’s no way you’re going to get a serious, accurate answer, without all those details being looked at by a structural engineer. I will say, its likely to be expensive. Excavating may be necessary, as well as temporarily supporting the home while the foundation is repaired. If you are only ‘mildly’ interested, I’d suggest you pass on this house. If you really like it, then get that inspection by a structural engineer. The engineer can tell you what needs to be done, and about how much it will cost. Then you can use that information to negotiate with the seller.
  
  Good Luck
QUESTION:
What kind of PROFESSIONAL DO I NEED TO TELL ME HOW MUCH STRUCTURAL REPAIRS A BUILDING NEEDS?
i need an estimate of cost to repair the foundation, roof, electrical, and plumbing. I need one person who’s familiar with all of these things and is familiar in dealing with the city for permits.
- ANSWER:
  an engineer will need to evaluate the problems then you need to hire a licensed general contractor to do the repairs. Get 3 estimates and referrals from the contractors. If you are going to be an owner builder make sure you set up a construction account with the bank they will handle the paper work, worth the extra cost to make sure all is done right and all the material and labor releases are filed correctly.If you work through the contractor make sure He gets releases from all subs as you pay him. Have him get copies off all payed invoices and releases to you as you go never pay too much up front.
QUESTION:
How much to replace an entire foundation of existing duplex?
I own a 42-year old duplex. The foundation is in very bad condition right now from years of neglect and improper maintenance and drainage, etc. It may be so damaged now that it needs to be completely replaced. How much more money would it cost to simply replace the entire foundation instead of spending thousands of dollars to patch a foundation that may still fail at a later time? Obviously, it will cost more to replace the entire foundation than just repairing it but I would rather pay double for something I know will last rather than pay half for something that might last.
- ANSWER:
  i like your attitude about fixing it right rather than a temp band aid, but to jack up and crib, then tear down the old foundation , excavating around the old one obviously,then builing a new one? prolly cost more than what the property is ever gonna be worth
QUESTION:
How realistic is it to raise a house and redo/repair the foundation? A cost in extremely ball park figures?
My has a very shallow basement, about 7ft from floor to ceiling, not counting plumping and duct work. There is also a large wooden support beam running half the length of the basement, held up by temporary jacks, that drops that down to around 6ft. Also there are many areas where the previous owner tried to fix the basement ceiling with pieces of sheet rock. I have a mild moisture problem. I will be installing rain gutters. The floor is not well leveled. One wall of the foundation also has a slight bulge to it, and it seems that there may have been cracks or breaks in the walls that they tried to cover up. I may also have a problem with settling, I dont know. The home is built on an extremly narrow lot, 31ft face, with only a couple feet to the property line, and less than 10 feet between my house and the homes to the next. How feasable would it be to redo the entire foundation, raising the house (or lowering the basement floor)?
- ANSWER:
  I had my house done about 5 years ago they had to put piers in the front of it. And my house was brand new with wood floors throughout the house. It worked wonderful had to make some drywall repairs but it was nice to have it right. The cost was 6000.00 or a little more
QUESTION:
Proper accounting procedures for a house and improvements.?
I work for a church. Three years ago the church bought a house.
1)The original purchase price is an asset on the books and is not depreciated.
2)Immediately upon purchase the church made extensive repairs to the foundation. These repairs were added to the original cost and have not been depreciated.
3)Now, in year three, the church has put in a new roof and remodeled the kitchen.
Should any or all of these items be depreciated? We aren’t concerned with tax consequences (we don’t pay taxes), but how, according to GAAP, these items should be treated.
- ANSWER:
  Which GAAP ?
  
  What is the house for – I assume used in the activities (e.g. for staff to live in) – the answers might be different if held for investment purposes.
  
  1) asset – yes; not depreciated – no – it should be depreciated.
  2) if normal repairs, they should have been expensed. However, if the purchase price was reduced because of that, the cost can be capitalised.
  3) roof – not sure; kitchen – probably capitalise as improvement
QUESTION:
What can be done for a house foundation which is settling unevenly?
The foundation of my house seems to be settling unevenly. The garage area is sinking faster than the rest of the house, and it is starting to cause cracks in the walls. What can be done to stop or reverse this before it gets too bad? The house is about 40 years old.
- ANSWER:
  Call a foundation expert to assess the problem and recommend repairs. You can’t do this yourself.
  
  There is a new process called hydro-jacking which may be an option for you as an alternative to having new piers placed under the slab. Hydraulic cement is injected in strategic locations under the slab to level out low spots, is less labor-intensive than trenching around the foundation and can be done for a fraction of what a typical repair job will cost. Ask the contractor who comes to see you about this.
  
  Once the foundation repair is complete you may have to address water problems that caused the slab to sink in the first place. Gutters/downspouts, french drains, etc. are cheap insurance.
QUESTION:
How much does it cost to repair cracked foundation?
I’m looking into buying a house, but the garage floor is cracked. The house is on a hill, and one corner is definitely sloping down the hill. The room upstairs is sloping down, as well as the garage. Other than that only the garage floor has a noticeable crack. How much does it cost to get it replaced?
- ANSWER:
  All the advise above is pretty much on the mark, apart from anyone mentioning trying to ascertain what’s the cause of the failure. Fixing the foundations only to have the problem raise its ugly head again because you haven’t fixed the cause of the failure could be devastating. You say the house is on the side of a hill, how would you know if the hill isn’t prone to landslides which could be the cause of the failure and no matter how well you fix the foundation one day the whole house could slide away? If the problem is that the original foundations were only under size, go for it if you can get it cheap enough.
  
  Fixing foundations isn’t as big a job that most in the industry would have you believe, after all the harder you believe it is, the more they can charge. Most of the time it’s as easy as digging a hole alongside the problem section of foundation, about 3 to 4 feet deeper than the bottom of the foundation, allowing you to dig out underneath the problem area, so as to be able to jack that section up to level with the rest of the house. Then pour a concrete pad say 1 ½ foot to 2 foot deep and 2 foot square then install a pier much like in this picture, but hopeful neater than the picture seeing trying to find a better picture could of taken some time.
  
  It woud only be a guess giving you a rough price to repair your foundation without knowing what’s the problem.
  
  TEX my red neck friend and which school of building did you spend 3 years studying at? Plus I didn’t say it was always an easy fix if you can even read and for your information that’s not my picture, I did say it was a poor example seeing I did feel up to searching for a better example.
  
  And that picture in some way proves my point seeing the person who did the repair was the owner not a professional!
  
  I suppose to a pencil pusher who’s never did a hard days work before, it would be hard and maybe a pig farmer might find it difficult, just where do you sit in that mix, pig farmer or pencil pusher?
  
  http://good-times.webshots.com/photo/1052257997016067599AQCvGW
QUESTION:
Is the cost of foundation repair worth it on an older home?

If you’re not planning (necessarily) to keep it for the duration, is the repair investment going to have a great return if it’s sold?
- ANSWER:
  Tony H;
  It will be money well spent, besides, what other option is there, other than tearing down the building.
  A leaking foundation will degrade the house value, and cause mold and other health issues.
QUESTION:
Best repair for a ruptured water main?
The service line was made out of plastic and it was bumped from the inside which I believe cracked it outside the foundation. I still have good pressure, however the city came out and we determined that there is a leak just outside the foundation and my backyard resembles the everglades. I can think of 3 fixes
1. Excavate the whole front yard and rerun a line
2. Pull a line through the existing line
3. bust out the foundation wall and repair from the inside.
estimates of cost and best practices would be appreciated.
- ANSWER:
  Bumping the pipe inside the house probably did not cause this. In most cases a leak on the main line supplying a home is going to be a broken male adapter at the shut off valve just before the line enters you home, usually within 3 feet of your house. Water can travel a long way under ground before coming to the surface. Just because you see water coming to the surface in one spot does not mean you are within 50 feet of the leak. If your back yard is wet and your water service comes through your back yard, locate and dig up the shut off valve next to the house. If water service to your home does not cross the the back yard and your back yard is wet, it’s probably leaking under an outside faucet. Or wherever the tire tracks were left by whoever drove across your yard. If you just cant seem to locate it, look in the yellow pages under leak detection. We use a company called ‘American Leak Detectors” for under slab leaks. They will put you an X on the floor.
QUESTION:
How much would it cost to repair the water damage TOTAL to a home like this?
This home had extensive water damage and I am still interested in buying it, but I am curious how much it would take to repair EVERYTHING (pipes, water damage to walls, etc). I know this is broad but I am just looking for broad price. I dont want to buy a house if the price to fix it will be like half of what I pay for it. Thousands? Tens of thousands?
- ANSWER:
  The only way to tell will be to do some structural analysis looking for such things as rotten wood, shifted foundations, and other structural issues. Pipes and electrical work and plaster may be just the tip of the iceberg. I’ve seen very nice houses that were totalled after such “little things” as a water heater leak in an attic. It was cheaper to tear down and rebuild than fix.
QUESTION:
how can I repair the foundation of my house with little cost? The house was built in 1927?
The foundation is made up of red brick, this is a two story house.I have no idea of what or how to do this type of work,
but I have to get it fixed.
- ANSWER:
  repairing the foundation can be expensive.depends on what you mean about little cost and how much needs too be repaired.get estimates from several sources preferable from people you know who have had work done.Be careful,who you hire.
QUESTION:
house with foundation problems,is it savalable or is there no hope once a house has foundation problems?
The seller reduced the asking price to ,000 today. The house has a foundation crack, with some damage to the bathroom walls. A repair inspection was done and the cost to repair the foundation totaled about ,800 – ,000.

Other than that, the house is in good condition, with original hardwood floors. I know the seller is anxious to sell the house.
- ANSWER:
  How do you know the foundation has problems? Foundation cracks and stair-stepping on walls can be signs of “settling” just as often as a sign of a foundations with questionable structural integrity. Settling is easy and generally inexpensive to fix. Is most the cosmetic damage in one place in the home? if so, are there huge trees nearby or lots of bushes that have extensive root systems that ‘suck’ the water in the ground under the foundation causing it to settle? Did the company that quoted ,800 to ,000 determine the cause of the settling or just how much it would be to put their 12 piers (i’m guessing here, 5 a piece or so???) to (temporarily) stabilize the foundation?
  
  if you haven’t answered the WHY of the settling you shouldn’t consider the HOW of the fix. get a structural engineer out.
QUESTION:
Limestone foundation: is it worth the cost of finishing the basement?
I have a 90+ year old house with crumbly, limestone foundation. The unfinished basement only leaks in extreme weather (once/year, just enough to stain the floor, but not puddle). I’d like to reclaim some square footage by turning the space into an office/living area. What moisture factors should I be aware of? How can I minimize the threat of water damage? Would finishing the attic be a better idea?

Thanks in advance.
- ANSWER:
  An important factor here is your outside drainage. Another no so important is basement ceiling height (your home’s age usually indicates a lower ceiling).
  
  Hopefully your drainage is such that it can be easily cleaned or updated. If part of the basement is above ground, that is you live on a hill, then you are home free. That is the best way to fix your moisture problem and because this would be a necessary fix to your home anyway, this could be considered a non cost to your project.
  
  Ceiling height is important for comfort, air quality and resale value. If your ceiling is lower than eight feet, consider “digging down”. Look at costs and feasibility. This would also be a repair needed regardless of the finishing.
  
  My preference would be to finish the basement and would do so unless either of these improvements show to be cost prohibitive.
QUESTION:
Cracked Foundation repaired with epoxy cracked again?
on the inside wall of the garage close to the middle of poured concrete foundation is craked on the inside of the house aproximatley 3 feet long. this foundation has been repaired with epoxy.although the house must still be serttling (4 years old)
where the foundation has been repaired it is craking in the same spot about 2mm-3mm wide crack.
what wouuld be the cause of this and what can be done to remedy the situation?if possible how costley would this be to fix.
this is an inside wall from a 2 car garage.
- ANSWER:
  twood has hit it, it is a very costly problem. The house would have to be jacked, then the wall removed and replaced, then it needs to set up THEN maybe if all is well your house can be dropped. App. time 4-5 months ( in best scenario). Cost depends on the size. If you have a warranty with your house I would be checking into that. Otherwise the rest is your decision to fix it or leave it. Worst case the wall could slip your house falls in. Best of luck to you.
QUESTION:
how do I find a reputable foundation repair company ith the KCMO area?
I’ve got some foundation problems, cracks in walls that are getting bigger, and doors that won’t shut all the way. But being a woman, I’m afraid someone is going to try and rip me off. How do I find someone who is reputable? How do I make sure they don’t give me an estimate and then get in there and do the work and say “well we had to do such and such more and it will cost you x amount more”.
- ANSWER:
  Phone book,check references
QUESTION:
Does anyone know the average cost of repairing the foundation of a 1911 craftsman house (1,549 sqft)?
The house is located in Los Angeles, CA. and I think the house is being held up by a pier and beam foundation. The floor areas are sinking and some doors and windows are starting to stick. Do we go with a contractor or structural engineer? Has anyone used Servicemagic.com?
- ANSWER:
  Usually they’ll just put your home up on jacks…it shouldn’t be that much. We got under my house and did it ourselves. The kitchen floor wasn’t even when we moved it and it bothered me!
QUESTION:
What is the approximate cost of having a house leveled?
I am looking at purchasing a home and we just had a home inspection done yesterday. The house has some settlement issues and needs some work. We are getting a good deal on the house b/c it does need work. I would just like to know an approximate amount on having the floors leveled. My husband could possibly do it himself, but would rather pay someone if it is not going to be too expensive. Also, the house is only one story, incase that matters. I’m sure a 2-story house would cost more. Anyways if I could possibly get an estimate from someone it would be greatly appreciated. Thanks in advance!
I am located in North Alabama and the house is on a crawl space. The inspector told us that there were some leaning, missing and fallen columns under the house.
- ANSWER:
  you failed to mention what area you are in and whether you are on a slab or a crawl space. IF the issue is because of the foundation it “could” cost an avgerage of 00.00.
  But repairs can range from 1200.00 to 40000.00.
  
  If you are on a crawl and the wood floors need replaced, cost would depend on amount of sqare feet and whether the joists need to be supported from underneath.
  
  Here is what I would do. Call serveral contractors and ask them to bid out the job. The estimate should be free. If they are hungry, they will do it for free and give a little lower price.
  
  If you do not know who to call, in our area we have an organiztion called, Angies List. It is comprised of reviews from the members and they rate thier workmanship and price for value. ( they only keep good companies that know what they are doing.)
  
  Hope this helps
QUESTION:
What is the best way to repair cracked cinderblock basement?
We are thinking of buying a house with a bad cement block basement,it has vertical & horizontal cracks.We want to do it cost effective but lasting.
- ANSWER:
  First you have to ensure that this is not due to the foundations sinking? if that is the problem then Underpinning $$$$$$ is the solution, its a worry that you have both the vertical and horizontal cracks, good luck
QUESTION:
How serious is a crack in the foundation of a house that is 7 years old?
Looked at a house for sale. We really like it but it had a long crack across the tiled floor. It has been repaired. New tile and grout where it was cracked. It was quite long. Think it is alright? Is this very common?
- ANSWER:
  Get a knowledgeable inspector or structural engineer to evaluate the problem.
  
  Alternatively, you might call a foundation repair company for a free estimate.
  
  This way you will not only find out what the problem is, but also what needs to be done and how much it will cost to have it done.
  
  You can then, negotiate down the price of the property, based on that written estimate or demand that the seller fix it before closing the deal.
  
  If you really like the place, you might be able to get a good deal here.
QUESTION:
How much to charge to paint a foundation?
A person wants me to paint the outside foundation of their house, and I don’t know how to bid the job…it’s the stuco part at the bottom. I don’t know how long it will take ( their are bush’s part way around. How do they price something like this???
- ANSWER:
  One option when not familiar with work is time and materials basis: Tell the person that you will do it on a time and materials basis…that is they can supply the paint and materials and you will supply the labor…it will take as long as it takes to paint it. Depending on your relationship with these folks you might paint a section of the job on T&M basis then bid the rest of the job or keep to T&M. Not much to risk on their part…and no risk on your part. Home owners dont like this approach because they feel like you will work slower and more expensively than you would if you bid it as a job.
  
  Another option is to bid it as a job, whatever you tell them it will cost is what they will pay you and no more. Unless you are careful you will lose on this type of bid – or if really cautious you will over bid it…either way you’ll likely not get the job. This hard bid or job bid is tough as often there will be changed circumstances for example what if you find a section of stucco that is rotten – are you willing and able to explain to them that this is a changed condition and that your original price did not include repair?
  
  How to bid it:
  1. Calculate the area in square feet of the foundation to be painted.
  2. Figure out how much paint and other materials you need. Paint, drop cloths, brushes , rollers, scaffolding or ladders – do you need to prime the surfaces to be painted?
  3. Specify the type of preparation you will do – ie scraping off old paint or are you only going to pressure wash it? Tell them that minor caulking etc is OK but anything more is considered a repair and not part of your bid.
  4. Figure out how much time it will take to pressure wash, figure out how much time it will take to paint. Once you have the time numbers double the amount of time unless you are really confident in your assessment.
  5. Figure out your wage per hour, multiply by number of hours and add in cost of materials if you are buying those add 15%.
  
  Good luck – my recommendation is you go time and materials until you know what you are doing.
QUESTION:
We need to know if our foundation around the house which is conrcret nneds repairs?
concrete around our brick house (foundation) shows some cracks. Should it be repaired called parging or resufaced. What are the usual costs.
- ANSWER:
  Since the foundation is the main support for the house you need to know what is causing the cracks; i.e. settling or deterioration of the concrete. You may need a professional home inspection to be sure what is necessary before you proceed, as maybe nothing needs to be done
QUESTION:
what type of hydraulic ram/press is used to drive prefab concrete pilings used in foundation repair?
how much do they cost and where can i buy one?
- ANSWER:
  Sounds like you’re trying to do something you know nothing about, which is usually best left to the pros.
  
  You don’t have to drive the concrete pilings, you can dig the holes using a post hole digger with a large auger attachment. Put sola tubes into the holes and then fill them with concrete.
QUESTION:
What do you call those people that jack your house up when it has settled on its foundation?
My house has “settled”…..I am wanting to see how much it cost and what the heck those guys that do that for a living are called—-help me please!
- ANSWER:
  Every house can be different when it comes to jacking, depending on the type of structure that it is. You deal with each situation differently. For instance, the method of jacking a house is different depending on what kind of roof you have — a hip roof or a gable, for example. In the last case it would also be a question of whether you need to jack one of the soffit-sides of the house or one of the gable-sides. Basically, each of those situations, and others, indicate different jacking techniques.
  
  It’s not an amateur’s job, by any means. A house moving company will come in and jack your house for you — and of course you can get bids from different companies in your area. A foundation contractor may also be able to do the work if you can find one with remodeling & repair experience.
  
  But before you call anyone, take some time to determine if jacking is really necessary. Your foundation may not be in as bad a shape as you think, and even if some settling has occurred you may not need expensive repairs. Here’s an article about foundations, including information about why they fail:
  
  http://www.thisoldhouse.com/toh/article/0,,1203559,00.html?xid=yahoo-answers&partner=yes
QUESTION:
Is structural damage to the foundation a reason to break a lease?
I went to the basement, which is locked and the landlord did not give me a key, to fix the cable. My dad was with me and told me that the foundation of my rental house is damaged. Joists are rotted, there are termites, and the floor is being jacked up.

I don’t feel safe living here. Do I have a valid reason to break the lease? I doubt there is a Certificate of Occupancy, either.
- ANSWER:
  OK, I’m a termite guy, not a lawyer but I do an awful lot of work for them and here’s my take . . .
  
  You should be able to get out of it but it might be a bit messy. First up, ask nicely and request a letter of reference. Just might work if the landlord has a brain.
  
  In most jurisdictions (=states) what yo rent has to be suitable and safe and it is the landlord’s duty to control structural pests. So a visit to the right people can lead to them forcing repairs.
  
  On the other hand, if you can show that the
  1 the place is unsafe (doesn’t meet the codes), and
  2 the landlord knew that to be the case when it was rented to you, then it is a fairly simple thing (in most jurisdictions) to break the lease. A tribunal or court may even award some costs to you.
  
  So, assuming you didn’t force a door, first up see if you can get out of it nicely. If not, check your local laws (look up cases on the net as well as searching on things like ‘tenant, law, termite and your state’ to get to all the local help pages and speak with an experienced legal adviser. It is local law that matters, don’t get sidetracked.
QUESTION:
How much would it cost to fix loose bricks on a home?
Located beneath a window maybe about a total of 16-25sq ft. Bricks are sort of popping out about .25inc. House was built is 1965, It’s about to have some minor foundation work done. Just wanted to know about how much it would cost to repair that section of brick. Thanks for your help! =)
- ANSWER:
  Answer:
  
  I have done this before. It took about 2 hours and cost about .
  *I took a digital picture of the way it looked
  *pulled the bricks out
  *chipped away some of the old loose mortar
  *went to Home Depot and bought a bag of mortar for , and trowel for
  *mixed the mortar in a bucket until it was as thick as pancake batter
  *put a bit in each space and packed it all back together.
  * I used old plastic CD cases to get the spacing right
  
  That was about 10 years ago. It still looks perfect!
  If you get right up and stick your nose on the bricks you can tell the difference. But, nobody ever bends down and gets that picky about my brick repair job.
  
  Good luck.
  
  P.S. Mortar dries better in warm weather. Make sure it’s not raining or freezing when you do this. Don’t mix more mortar than you are going to use in about 15-20 minutes.
QUESTION:
How bad is the foundation?
I had a foundation repair company come over and they told me part of the house was level at 0 and the other part especially the front was at -.5 or 7. The guys said it was not bad but the front house needs to be lifted with peers. What I want to know is do I really need to fix the foundation? Are the numbers that bad? I wonder if adding soaker hoses around the house if it will raise the house without having to spend too much on repair.
- ANSWER:
  Some maybe all of the differential settlement is due to the dry weather conditions which caused the movement. The part that doesn’t appear correct, but it is, the addition of water will not allow the structure to settle back to the original location. There is no way the structure will rise. In fact the settlement issue may get worse. It would not be positive to try the soaker hose remedy. A tremendous amount of water would be required and it would not work.
  As far as the .5 to 7 differential is hard to determine if it is even significant or critical. If the dimension is feet, it is time to get out of the house. If it is centimeters it may not be an issue depending on the size of the house. If it is inches the .5 is not an issue, the 7 inches is an issue that would require corrective measures. At 7 inches you should be seeing significant cracks appearing on the inside and outside walls. The house should be jacked up in the area, very slowly over an extended period of time, and additional supplemental supports (piers) should be added to support the floor at the corrected height. If the settlement was really .7 inches and not 7 inches, depending on the size of the house, corrective work may not be required. A 7 inch settlement would be very noticeable when you walk on the area. Although I am not aware of the formal guide lines any area that exceeds 1″ in 20′ should be considered for corrective action.
  You should check with other reputable foundation companies regarding the need for and method of corrective actions suggested. Before authorizing any corrective work have at least 3 or 4 cost proposals including estimates of how long the action will take. If an area is off 7″ you do not want it lifted in one day or more damage may be done to your house. Question the contractors on this point.
QUESTION:
Should I purchase a home with foundation problem history?
I am looking to purchase a home that has had foundation pillars added to level a slab out. The reason for this was unsuitable fill material. When I looked at the house I noticed a low spot where the refrigerator and dishwasher are located, also in the living room there is a spot where the base molding is separated from the floor. Should this be a major concern if the house has already been lifted to “level” on drill shafts? Should I walk away?
- ANSWER:
  Just remember the leaning Tower of Pisa has been repaired many times due to unstable or unsuitable sub material and it continues to lean a little more each year.
  
  An inspection will cost several hundred dollars, they aren’t free.
  
  If the home had never ever been remodeled then maybe I’d feel a little confident, but let’s years ago somebody came in and did some work and cut supports within the floor or wall……you see it all the time. The floor problems might not be totally the result of the foundation problem.
  
  I’d not feel real confident in the house.
QUESTION:
How much does it cost to waterproof a basement?
I have seepage in my basement through cracks in the cement foundation & through cinder block walls.
- ANSWER:
  Stop any leaks from the edges of your home. Check around the outside of your house. Make sure the ground does not slope towards the foundation. If it does, use a shovel to raise it. You can do this by adding dirt sloping away from the foundation. The dirt should be slopped between 1 and 2 inches per foot, and extend approximately 10 feet out.
  Step2Maintain downspouts and gutters. It is very important to have properly working gutters and downspouts. Clear the gutters of any debris. Check to be certain your downspouts release the water 5 feet or more away from the foundation of the house. You can use a splash block at the base of your downspouts to do this.
  Step3Check your landscaping. Make sure any type of landscaping (trees, bushes, flowers or any other plants) is no closer than 1 foot from the foundation. Also be sure to slope around landscaping to keep water away from the house.
  Step4Get rid of condensation. If moisture gathers on the surfaces of the basements floors, walls or cold water pipes, the basement needs better ventilation. Insulate the cold water pipes and make sure you maintain the ventilation of your basement by using heat in the cold months and air conditioning in the hotter months. Sunlight and a dehumidifier will also help get rid of condensation in your basement.
  Step5Fix any holes or cracks. Check the interior walls of the basement for cracks or holes. The area around pipes is a common leakage area. You can use regular patching mortar and a trowel for these types of small repairs.
  Step6Waterproof your interior walls. You can use specially made cement formulas to waterproof the interior walls of the basement. Many of these unique formulas will even stop small leaks.
  Things You’ll Need:
  Shovel
  Dirt
  Gutters
  Downspouts
  Splash block
  Pipe insulation
  Dehumidifier
  Patching mortar
  Trowel
  Cement formulas (epoxy or latex)
  
  Repair hairline cracks smaller than 1/8 inch using a waterproofing mix. You need to clean out and patch larger cracks. Make sure you wear work gloves when handling chemicals.
  Step2Make your mortar fill cracks and holes. Mix one part cement and two parts fine sand with enough water to make a fairly stiff consistency.
  Step3Apply your mortar using a trowel or putty knife into cracks where water simply seeps through the wall. If outside pressure forces water through the wall, chip out a dovetail groove using a chipping chisel and hammer along the entire length of the crack.
  Step4Fix holes in the wall the same way by chipping out the broken area in a dovetail groove. Once you’ve chipped away all of the broken area around the hole, fill it with your mortar mixture and smooth it out with a trowel.
  Step5Insert a weep pipe through the wall if the outside water is trapped against the wall and is under pressure to escape. Insert the weep pipe where the wall and floor meet or where the pressure is greatest.
  Step6Fill the crack completely with mortar where you installed the weep pipe, beginning at the top and working to the bottom. Set the mortar until thoroughly dry. If the water running through the pipe slows to a trickle, remove the pipe and fill the hole. Leave the pipe in place if water is still significantly running and run this water into a sewer drain with a hose.
  Step7Remove the pipe, patch the hole and make a cement plug by rolling your mortar mixture into a cone shape that’s a bit larger than the hole. Put the cone’s smaller end into the hole where you removed the pipe and tap it into place. Hold the plug for five minutes until it’s set. Now you’re ready to waterproof.
  Waterproof the wall and floor
  Step1Moisten the basement walls with a gardening hose set to a fine spray. The walls must be damp with no water standing on the surface before applying the waterproofing mix.
  Step2Purchase epoxy or latex waterproof mixes to treat your walls and floor. Follow the product’s instructions carefully. You also can make your own mixture of plain cement and water to coat your walls and floor. The mix should be the consistency of cream.
  Step3Rub your waterproof mix into the wall using a stiff brush in a circular motion. Be sure to fill every pore.
  Step4Begin by applying your coat at the bottom of the wall, then brushing your waterproofing mix to the top. Slowly move back down to the bottom, applying additional coats. Apply only over the area where leakage was a problem, and be sure to completely cover the area.
  Step5Spray the area with water after the coating dries. Soak it completely and let it set for 12 hours.
  Step6Wet down the area with a garden hose once the wall has dried. Apply a second coat of waterproofing mixture to your basement.
  Pack a leaking floor joint
  Step1Determine if your leaking problem is near the joint at the floor and wall. Clean the area on the floor before applying your waterproofing mix.
  Step2Chisel out a a dovetail joint where the wall and floor meet if the leaking is heavy. Chip along the entire floor joint a
QUESTION:
What can cause a house to fail inspection in Missouri? How serious do defects have to be?
In the house we are looking to buy, there are problems like paint peeling off walls, light fixtures being loose and electrical outlets not having covers on them, minor things we could easily repair ourselves with little cost because we own many of the supplies. Could this cause the house we want to buy to fail the inspection?
No, I am not trying to back out of any earnest money. Im just not sure how/what kind of things inspectors look for and how hard they look at things. It’s an inspection for a FHA loan.
- ANSWER:
  to did not indicate what inspection you meant; if you mean
  an inspection for your house insurance; no. IF you mean for
  an occupancy permit; yes. Different lenders require
  different things to be taken care of so that you will be
  inspired to pay the mortgage and not get caught with
  a “real estate sink hole.”
  
  IN some cases, an inspection can find non-remedial problems
  like faulty foundations, bad tresses, contaminated wells, and more.
  
  Some people have bought houses that soon strained their
  skill levels and savings.
QUESTION:
Is there an inner DIY foundation leak repair?
I’m looking for something worthwhile and durable. Not a big crack at all and I have some extremely handy bros. Whats the cost for materials?
- ANSWER:
  I once had a crack in my basement wall that let water from rain in, sometimes alot. I located the crack on the outside by digging down to find it. Chiseled it out a bit to create a V groove and then plugged it using hydraulic cement that I got at Home Depot. I also did the same on the inside and that was 10 years ago and it has not leeked a peep since…
QUESTION:
How much does raising of settling house foundation cost in the mid west?
If the settling is in one room?
- ANSWER:
  That is like asking “how much is my house worth” You will need to contact licensed contractors to get estimates. Make sure you check references. The job could get very expensive if you hire the cheapest contractor and they don’t know what they are doing. The complexity of the repair will determine the cost of the work.
QUESTION:
How much can repairing a concrete crack in a pool (1/4 inch thick, up the whole side) typically cost?
There is a sizable crack in a pool at a home I am considering purchasing. It runs almost the entire depth of the pool up unto the concrete ledge. I am sure it can not just be patched. I have heard the structure must be stabilized. I am trying to determine what the typical cost of this report would be?
- ANSWER:
  I worked on a pool crew for the past couple of summers. Most of teh repairs I saw were not that bad and ended up costing at least 5,000. If there is that much of a crack then there will need to be intensive digging just to get to the problem, then you have to fix the foundation. Then you need to fill the hole then you need to worry about actually fixxing the pool. Like mentioned this could easily cost 20,000 and take weeks to fix.
QUESTION:
How much would it cost for foundation repair? House is approx 1200 sqr ft.?
House is a rental, dont want to spend too much money on it.
- ANSWER:
  it is impossible for me to sit here and tell you how much it will cost…or anybody else for that matter. call some contractors and have them look at it. there may be a few hours work or a few days worth of work…
QUESTION:
Is a home’s foundation repair coved by insurance?
I have a concrete block house that has developed some “stair-step” cracks in the blocks. The house has a slab foundation. How does this get repaired? What should it cost? and is it typically covered by insurance?
- ANSWER:
  Depends on the cause of loss, and the policy form.
  
  Typically, on the HO3 form, if the foundation is damaged by FIRE, it’s covered. Also typically, shrinking, settling, cracking, is NOT covered. Doesn’t sound like your loss is going to be covered. As to how much it costs to fix, it would depend on the type of repair that needs to be done.
QUESTION:
Where can I find information to repair my pier and beams on island?
I live in texas on a coastal island Every rain and my yard floods I need to replace and repair posts beams in silt and sand. If I have to hire it done I still need to know how because most foundation companys around here are less than honest. While at it should I just raise the house up a level?
- ANSWER:
  Greetings!
  
  What you really need to do is consult with a structural engineer. Having a contractor without using an engineer, or doing it yourself may void your insurance policy should there be a mishap.
  Also it is not a cheap undertaking. The engineer will also give you an reliable estimate as to what the work would cost.
  Also he would be able to answer questions you have not even thought about yet.
  
  Good luck
QUESTION:
Is a home’s foundation repair coved by insurance?
I have a concrete block house that has developed some “stair-step” cracks in the blocks. The house has a slab foundation. How does this get repaired? What should it cost? and is it typically covered by insurance?
- ANSWER:
  That is usually the sign of the need for a leveling of the foundation. This typically is the result of a crack slab. The costs can be a little a few thousand dollars to six to ten thousand depending on the extent of the problem.
  
  Only your insurance agent can answer if any of the costs are covered by insurance but typically it isn’t.
QUESTION:
Who, What and Where is the original CCC Consumer Credit Counseling organization?
There are so many copycat organizations out there now all claiming to help people get out of debt and help with consolidation, credit repair, etc. They all “stole” the CCC initials or use the “credit counseling” buzz words but I want to know who the ORIGINAL – government sponsored (I think) business is. I used them 25 years ago before all the copycats came along. The Internet is no help as I stated before, they all use the “C” words. Thanks for your help.
- ANSWER:
  National Foundation for Credit Counseling
  NFCC.org http://www.nfcc.org/
  They have offices all over the US – no cost to you

how much does foundation repair cost

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