What is The Average Cost of Foundation Repair?
Real price ranges for slab foundations, basement waterproofing, and crawl space repair – broken down by repair type and what drives your final quote. Trusted market data from Olshan Foundation Repair, the company that has been fixing foundations since 1933.
What is the average cost of foundation repair? In 2026, the average cost of foundation repair is $11,950.
2026 Foundation Repair Cost
$8,641
$34,000+
Covers slab, pier-and-beam, basement, and crawl space repair. Every Olshan assessment is free — no commitment required.
This average can vary greatly depending on the extent of foundation damage your home is experiencing and where your home (or business) is located.
Determining the cost of foundation repair without an exhaustive structural assessment can be a real shot in the dark for homeowners. The build of the home, age of the home, severity of the damage, market, soil conditions, and the personal project goals of the homeowner are all important factors to consider.
Before You Get a Repair Quote
What Does a Foundation Evaluation Cost?
| Evaluation Type | What’s Included | Typical Cost |
|---|---|---|
| Foundation repair company estimate Olshan offers Free Evaluations |
Comprehensive evaluation, pricing and repair plan | $0 – $349 |
| Home inspection with report | General first-stage assessment with recommendation. If problems are identified you will need a certified expert. | $375 – $675 |
| Residential structural engineer report | Comprehensive evaluation and repair plan. Does not specify cost of materials or labor. | $499- $780 |
| Commercial structural engineer report | Comprehensive evaluation and repair plan. Does not specify cost of materials or labor. | $780 – $1,550 |
For an accurate foundation repair cost assessment, we always recommend scheduling a free Structural Assessment with a foundation repair company.
Foundation Repair Cost Factors
Slab foundations, pier-and-beam homes, basements, and crawl spaces each fail differently and cost differently to fix.
Small cracks can be patched cosmetically for as little as $750 using light repairs such as epoxy crack injections. If foundation problems are caught early enough, they can often be mitigated using preventative measures, such as installing a drainage system, adding gutters and downspouts, addressing grading issues by sloping the landscape away from the foundation and/or using a foundation watering program.
For more extensive structural damage, piers or pilings are the most common repair type used to stabilize the property. Pilings or piers are installed under the foundation and designed to penetrate deep into the soil underneath the home, providing the home with support and long-term protection against structural movement.
Once installed, piers or pilings will help stabilize the foundation, working to reverse the signs of foundation damage, like cracks in walls, cracks near windows, bowing walls and restore sagging floors.
Slab Foundation Repair Cost
The most common foundation type in TX and much of the Southern US. Most repairs involve piering, foam injection, or crack sealing.
| Repair Type | Typical Cost |
|---|---|
| Hairline crack sealing (epoxy) – Cosmetic* | $750 – $3,500 |
| Mudjacking / slabjacking | $5,000– $10,800 |
| Polyurethane foam injection Olshan uses PolyLift™ |
$4500 – $11,500 |
| Steel push pier (per pier) | $990 – $1,350 |
| Helical pier (per pier) | $3,500 – $4,400 |
| Cable Lock™ ST Plus — Olshan hybrid piling (per pier) Olshan Flagship | $1,825 – $3,200 |
| Drilled Pier | $765 – $1,100 |
| Drainage correction + re-grading | $2,800 – $8,000 |
| Severe structural failure / full underpinning | $15,000 – $30,000+ |
Crawl Space (Pier & Beam) Foundation Repair Costs
Common in older homes. Unlike slabs, comprehensive repairs often involve wood rot, support post replacement, air quality and moisture correction in addition to structural work.
| Repair Type | Typical Cost |
|---|---|
| Shimming existing piers (minor leveling) | $800 – $3,500 |
| Single pier replacement | $1100– $1,700 |
| Multiple pier replacement Common | $6,600 – $12,000 |
| New pier addition / underpinning (per pier) | $1,100 – $3,000 |
| Beam sister / sister joist repair | $1,500 – $4,000 |
| Wood rot / moisture damage repair | $2,000 – $25,000 |
| Cable Lock™ ST Plus — Olshan hybrid piling (per pier) Olshan Flagship | $1,825 – $3,350 |
| Crawl space support post installation Olshan uses SafeAdjust™ support columns |
$1,300 – $2,500 |
| DeepAdjust™ (Cable Lock ST Plus + SafeAdjust combo) | $6,500 – $19,600 |
| Drainage + crawl space moisture correction | $4,700 – $8,200 |
| Full re-leveling (widespread settlement) | $9,000 – $23,000 |
Basement Repair & Waterproofing Costs
Basements sit below grade and are susceptible to hydrostatic pressure and moisture issues. Repairs range from simple crack injection to full waterproofing systems and wall stabilization.
| Repair Type | Typical Cost |
|---|---|
| Wall crack injection (epoxy / urethane) | $750 – $4,500 |
| Sump pump installation Common | $1,600 – $4,000 |
| Interior drainage system (French drain) | $5,100 – $8,500 |
| Carbon fiber straps (wall stabilization) | $5,500 – $13,000 |
| Wall anchors / adjustable wall braces (bowing walls) Olshan uses Wall Lock™ system |
$6,000 – $13,000 |
| Exterior waterproofing membrane | $9,000 – $35,000 |
| Full basement waterproofing system | $10,000 – $35,000 |
| Underpinning / helical piers (settling) | $10,000 – $30,000+ |
Crawl Space Encapsulation Costs
Moisture is almost always part of the problem when it comes to pier and beam homes.
| Repair Type | Typical Cost |
|---|---|
| Crawl space inspection + moisture assessment | Free (Olshan) |
| Vapor barrier / moisture barrier installation | $3,500 – $6,700 |
| Crawl space support post / jack installation Olshan uses SafeAdjust™ support columns |
$1,300 – $2,400 |
| LumberKote™ spray-on subfloor rot prevention | $1,500 – $4,200 |
| Rotted joist / beam replacement | $1,300 – $2,200 |
| Interior drainage + sump pump | $3,500 – $8,500 |
| Full crawl space encapsulation (barriers, liner, dehumidifier) Combo Olshan uses SafeSeal™ system |
$12,000 – $36,000 |
| Mold remediation | $1,600– $8,500 |
| Insulation + air sealing | $2,500 – $7,500 |
| Full structural + moisture restoration | $12,500 – $42,000 |
What Drives the Price
6 Factors That Determine Your Repair Cost
No two foundations fail the same way. Every variable below can shift your quote substantially – in either direction.
Not Every Job Is a Big One
Sometimes Maintenance Is All You Need
Not every assessment ends with a repair quote. Some homes need a mitigation strategy, not structural work. In those cases, costs can be as low as $500 (DIY) to $3,000.
- X Cracks wider than 1/4 inch
- X Horizontal cracks in basement walls
- X Floors sloping more than 1 inch over 10 feet
- X Gaps between walls and ceiling or floor
- X Doors or windows that no longer close
- X Standing water in crawl space or basement
- ✓ Hairline or stair-step cracks only
- ✓ Minor, seasonal door sticking
- ✓ Settlement under 1 inch, stable
- ✓ Cosmetic drywall cracks, no structural shift
- ✓ Drainage issues caught before damage starts
- ✓ Crawl space moisture without wood rot yet
Finding Qualified Structural Technicians To Price Your Repair
When it comes to addressing foundation problems, you do not want to settle for a quick fix from unqualified technicians. Though some foundation repair consultants may quote you low prices, be wary of low rates that sound too good to be true. Make sure you’re working with a company that has an established history with your local BBB. Services from unproven companies can result in a less reliable analysis, which could mean that many of your issues will not be addressed, creating a need for even more costly repairs in the future – when that company may no longer be in business.
You need a solution that will deliver long-term results. Our team is thorough and efficient and will work quickly to make sure we address the problem in the best possible way – without leaving a mess. We evaluation your foundation at every angle and offer an available warranty program to give you even greater peace of mind. Typical foundation repair services from Olshan range anywhere from $3,500 to $9,500 or even higher in some cases, like when dealing with extremely large properties.
Know What to Look For
Foundation Problem Warning Signs
Every structural failure starts with something subtle. These signals apply to slab, basement, and crawl space foundations alike.
Olshan assessments are free, no-pressure, and performed by a Certified Structural Technician. You leave with a clear picture of your foundation’s condition and what, if anything, needs to happen next.
Our Approach
How Olshan Determines Your Repair Cost
Due to the complex nature of foundation projects, we do not typically quote over the phone or from photos (aside from ballpark costs). Every price we deliver is backed by a thorough an on-site evaluation of your foundation, crawl space, or basement.
Note: We can also price repair plans designed by Structural Engineers when provided with an Engineer’s Report.
Common Questions
Foundation Repair Cost FAQs
The questions homeowners ask most often before scheduling an assessment.
What is the average cost of foundation repair? +
Nationally, foundation repair averages around $11,950 in 2026. Minor crack repairs start at $750. Extensive slab or basement underpinning, or full crawl space restoration can exceed $20,000. The right number for your home depends on foundation type, soil conditions, damage severity, and repair method.
What is the Cable Lock ST Plus system and why does Olshan use it? +
Cable Lock™ ST Plus is Olshan’s patented hybrid piling system and our primary repair method for most residential foundation jobs. It combines the bearing strength of concrete pilings with the depth capability of steel piers, locked together with a cable for rigidity. At $1,825-$3,350 per pier, it is competitively priced against generic steel piers but engineered specifically for the expansive soil conditions common across our service area. It installs without heavy equipment, causes minimal disruption to landscaping, and is backed by Olshan’s available lifetime warranty.
How much does crawl space repair cost? +
Crawl space repair ranges from $1,500 for a basic vapor barrier to $10,000 or more for full encapsulation with drainage and structural support post replacement. Wood rot and mold remediation are common additions that push costs higher when moisture problems have been present long-term. Olshan evaluations crawl spaces as part of every free assessment and uses the SafeSeal™ encapsulation system and SafeAdjust™ support columns where needed.
How much does basement waterproofing cost? +
Basement waterproofing typically runs $3,500 to $20,000 depending on the solution required. A sump pump alone with installation and warranty is $1,000-$4,000. A full interior drainage system with sump and wall membrane runs $6,000-$20,000. For bowing or buckling walls, Olshan’s Wall Lock™ system and carbon fiber straps run $4,000-$12,000 depending on the number of anchor points required.
Does homeowners insurance cover foundation repair? +
Standard homeowners insurance generally does not cover foundation repair caused by soil movement, settlement, or long-term moisture – the most common causes. If damage results from a sudden accidental event like a burst pipe, your policy may apply. Always verify with your agent. Olshan provides detailed inspection reports that can support insurance documentation when a claim may be relevant.
How many piers does a typical repair require? +
A small affected corner may need 4-6 piers. Widespread settlement along an entire side can require 12-20 or more. Each pier adds $1,500-$3,500 (or $1,825-$3,350 for Cable Lock™ ST Plus) to your total, so pier count is one of the biggest cost levers in any foundation repair quote.
What is crawl space encapsulation and is it worth the cost? +
Crawl space encapsulation seals the crawl space from outside air and moisture using a heavy-duty vapor barrier, sealed vents, and sometimes a dehumidifier or drainage system. It runs $5,400-$12,000 for most homes. For homes with chronic moisture, wood rot, or high humidity, it is often the most cost-effective long-term solution – deterring repeat structural damage and improving indoor air quality. Olshan’s SafeSeal™ system handles full encapsulation including moisture barriers, water-resistant liner, and dehumidifier installation.
Does Olshan offer financing for foundation repair? +
Yes. Olshan offers convenient payment plans in most markets across our service area. Your technician can walk you through payment options on-site during your free assessment. Cost should not be the reason a necessary repair gets delayed.
Will foundation repair affect my home’s resale value? +
A repaired, warranted foundation typically sells better than a home with known, unaddressed foundation issues. Buyers and their lenders are far more comfortable with a completed repair backed by a transferable warranty than with active damage. Olshan’s warranty transfers to future owners – a genuine selling point that distinguishes your home from comparable properties with unresolved issues.
$125/Month Payment Plan Available
Do not let cost delay a repair that needs to happen. Olshan offers monthly payment programs in most markets – ask your technician at your free assessment.
Calculating Foundation Repair Costs
Since project scope differs so greatly and each homeowners’ structural problems are unique, prices can fluctuate drastically depending on your needs. At Olshan we don’t just treat symptoms, we find the cause of your structural problems. We offer free, no-hassle assessments if you would like help determining the the source, seriousness and cost of your foundation problem. We also offer a convenient payment program in most markets.
By identifying the source of your foundation issues early on you can help mitigate costly repairs down the road. Olshan offers a cost-effective and thorough foundation repair option; our technicians will painstakingly inspect your foundation to determine the exact cause and the best solution.
Try Our Foundation Repair Cost Calculator Use our handy calculator to get a rough estimate of what it might cost to repair or waterproof your foundation.
Calculate My Costs Now
