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How much does foundation repair cost?

Foundation repair costs $2,176 to $7,833 for most homes in 2026. What changes your price is below.

The average repair is about $5,001 in Angi's data. Sealing hairline cracks is $250 to $800. Piers under one corner or a braced basement wall is $1,000 to $12,000. A foundation that has shifted badly can run $15,000 to $100,000 or more.

Foundation repair costs $2,176 to $7,833 for most homes in 2026

Estimate your foundation repair cost

Pick what you need and add your ZIP. The price updates as you go. Got a price already? Check it in the last step.

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Is this price fair?

A fair price is $2,175 to $7,825.

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Low$5,000High
Your estimateUS average
$2,175to$7,825

Middle of the range: $5,000

$0$5,290$10,580
Normal range Middle

What you are paying for

Typical repairMost homes. US range for this job.$2,175 to $7,825
Stable soilSoil.Base price
US averageLocal prices not added yet.US price
Middle of rangeHalfway between low and high.$5,000
How we calculate this

    Prices are for the United States in 2026 from published cost guides, checked September 2026. This is an estimate, not a quote.

    Middle $5,000$2,175 to $7,825

    Cost by how bad it is

    Hairline cracks, drainage fixes$250 to $800.
    Minor repairs$500 to $3,000 in one April 2026 contractor guide.
    Moderate repairs$1,000 to $12,000 in NerdWallet. Examples: reinforcement strips on a basement wall, leak fixes, piers to lift one corner.
    Major repairs$10,000 to $15,000 or more in one guide. NerdWallet says $15,000 to $100,000 or more for major shifting.
    Olshan's 2026 average$11,950 across slab, pier and beam, basement and crawl space jobs. Low end $8,641, high end $34,000 or more.

    What pushes a quote up

    SeverityA crack is a patch. A sinking corner is piers. A bowing wall is bracing or rebuilding.
    Repair methodPiers are priced per pier, and a house can need a few or many.
    SoilExpansive clay, like much of Texas, moves more and needs deeper piers.
    Foundation typeSlab, pier and beam, and basement walls each have their own fixes and prices.
    Access and finishesWork under a finished floor or through landscaping costs more to put back.

    Foundation repair cost by region

    Lower cost states$1,750 to $6,300. Alabama, Arkansas, Indiana, Iowa, Kansas, Kentucky, Mississippi, Missouri, Oklahoma, Tennessee, West Virginia and most rural areas.
    Average cost states$2,176 to $7,833. Arizona, Florida, Georgia, Michigan, North Carolina, Ohio, Pennsylvania, Texas, Virginia and most mid size cities.
    Higher cost states$2,800 to $10,200. California, Connecticut, Hawaii, Massachusetts, New Jersey, New York, Washington, plus big metros such as Chicago, Denver and Washington DC.

    These rows are our estimate. We took the typical national range and adjusted it for local labor costs, which run about 20 percent lower in the cheapest states and about 30 percent higher in the dearest ones. Clay soil states in the South and Southwest see the most foundation work and the most contractors.

    Why one company's average is more than double Angi's

    Angi reports an average of $5,001. Olshan Foundation Repair, a company that has fixed foundations since 1933, reports $11,950 for 2026, with a low end of $8,641. Both can be right.

    Angi's average includes a lot of small jobs: crack injections, drainage fixes and one or two piers. A foundation company that is called out mostly for real structural movement sees fewer small jobs, so its average is higher. If your problem is a hairline crack in a basement wall, plan around the lower number. If doors are sticking, floors slope and cracks are wider at one end, plan around the higher one.

    Get an engineer before you get a contractor

    A structural engineer's inspection runs about $300 to $1,000, and the engineer does not sell the repair. See our foundation inspection cost page. A contractor who says every problem needs piers is selling piers. An engineer's report tells you which fix the house needs, and it is the report buyers ask for when you sell.

    Fix water first

    Most foundation movement starts with water: soil that swells when wet and shrinks when dry, or gutters that dump next to the wall. Downspout extensions and grading cost far less than piers.

    Why this costs more in 2026

    Steel piers, concrete and excavators all carry fuel and freight costs, and one 2026 contractor guide says repair prices have moved up with materials and labor since 2022.

    Fuel went up fast this year. AAA diesel topped $6 a gallon on September 11, 2026 (CBS 8), and building material prices rose 4.8 percent in a year (Roofing Contractor). Get the quote date in writing.

    How to judge the quote in your hand

    Ways to pay less