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Foundation cost — what to expect and what to skip
What foundation work costs, and which of it you should not be paying for at all. Prices vary by region and by how much access the job needs. Where a job has a genuine do-it-yourself version we say so rather than quoting a number for it.
We don’t quote dollar figures because they vary too much by region, soil and house. Use the table to read a quote line by line, and the list below to spot work you shouldn’t be paying for.
1What the work involves
- Diagnosis. An inspection, ideally by an independent structural engineer, that names the cause and the fix.
- Drainage. Downspout extensions, regrading, and sometimes buried drain lines to move water away.
- Structural repair. Piers or other supports to stabilize or lift part of the foundation.
- Finish work. Patching cracks, re-hanging doors and repairing drywall after movement stops.
Two problems that more often need paid work: stair-step cracking in brick veneer that is still growing, and gaps opening between wall and ceiling.
2What drives the price
| Factor | Why it matters | What to ask |
|---|---|---|
| The cause | Drainage problems are cheap to fix; structural ones aren’t | The cause in writing, with the evidence |
| Number of supports | Pier jobs are usually priced per pier | How many, where, and why that number |
| Depth and soil | Supports have to reach stable soil or rock | Target depth, and what happens if it’s deeper |
| Access | Interior work, decks and landscaping slow the job | What gets removed and who restores it |
| Engineering and permits | Many jobs need an engineer’s plan and a permit | Who pulls the permit and who signs off |
| Warranty | Terms vary widely, and some don’t transfer to a buyer | The warranty terms in writing |
3Things you should not pay for
These are usually drainage fixes, things to watch rather than repair, or a sales setting. Read the page before you accept a quote for any of them.
A pier quote that arrives from a free inspection, with pressure to sign the same day. Get the cause in writing and a second, independent opinion first.
4Do it yourself or hire a pro
Do it yourself
- Extend every downspout well away from the wall
- Regrade soil so it slopes away from the house
- Mark and date cracks, then check them over the seasons
- Keep soil moisture more even through dry spells
Hire a pro
- Cracks that keep growing after drainage is fixed
- Doors and gaps that keep getting worse
- Any piering, lifting or structural repair
- An independent engineer’s report before a big job
See downspout discharging at the foundation for the cheapest fix on this list.
Talk to a local foundation pro, and ask for the cause and the number of supports in writing.
877-360-46575Questions
Why don’t you list prices?
Prices vary by region, soil and house. A number without that context misleads more than it helps.
Is an engineer’s report worth paying for?
Often, yes, before a large repair. An engineer is paid for the opinion, not the piers, and the report helps you compare quotes.
Will the warranty transfer if I sell?
Some do and some don’t. Ask for the transfer terms in writing before you sign.
Back to Foundation.
Written by Jaylan Jones. I Like To Exterior Services earns a referral fee when a call connects to a contractor. See our business-model disclosure.
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