Cost guides › Foundation repair
United States
Foundation repair cost
Stabilizing a settling foundation with 8 helical piers typically costs $20,000, with most jobs between $15,600 and $26,000, including a structural engineer's report and permit. Push piers or mass concrete underpinning come in around $10,500, while deep piles or micropiles for poor soil run about $22,000.
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mid-range, typicalCost by region
| Location | Basic | Mid-range | Premium |
|---|---|---|---|
| Hawaii | $12,400 | $23,700 | $26,100 |
| Illinois | $12,000 | $22,900 | $25,300 |
| Massachusetts | $11,900 | $22,700 | $25,000 |
| Minnesota | $11,800 | $22,500 | $24,800 |
| Washington | $11,700 | $22,400 | $24,600 |
| New York | $11,700 | $22,300 | $24,500 |
| Alaska | $11,600 | $22,100 | $24,400 |
| New Jersey | $11,500 | $21,900 | $24,100 |
| Oregon | $11,500 | $21,900 | $24,100 |
| District of Columbia | $11,300 | $21,500 | $23,600 |
Show all regions
| California | $11,200 | $21,300 | $23,500 |
| Connecticut | $11,100 | $21,200 | $23,300 |
| Wisconsin | $11,000 | $20,900 | $22,900 |
| New Hampshire | $10,900 | $20,800 | $22,800 |
| Missouri | $10,900 | $20,700 | $22,700 |
| Pennsylvania | $10,900 | $20,600 | $22,700 |
| Rhode Island | $10,800 | $20,600 | $22,600 |
| Michigan | $10,700 | $20,400 | $22,400 |
| Montana | $10,700 | $20,400 | $22,400 |
| Vermont | $10,700 | $20,400 | $22,400 |
| Colorado | $10,700 | $20,300 | $22,300 |
| Indiana | $10,700 | $20,300 | $22,300 |
| Ohio | $10,700 | $20,300 | $22,300 |
| Maine | $10,600 | $20,200 | $22,200 |
| Maryland | $10,600 | $20,200 | $22,200 |
| North Dakota | $10,600 | $20,200 | $22,200 |
| Delaware | $10,600 | $20,100 | $22,100 |
| Nevada | $10,500 | $20,000 | $22,000 |
| Iowa | $10,500 | $19,900 | $21,900 |
| Nebraska | $10,400 | $19,800 | $21,700 |
| Wyoming | $10,300 | $19,600 | $21,500 |
| Arizona | $10,300 | $19,500 | $21,400 |
| Virginia | $10,300 | $19,500 | $21,400 |
| Idaho | $10,300 | $19,400 | $21,300 |
| Kansas | $10,200 | $19,400 | $21,300 |
| Kentucky | $10,200 | $19,300 | $21,200 |
| Utah | $10,200 | $19,300 | $21,200 |
| South Dakota | $10,100 | $19,100 | $21,000 |
| Tennessee | $10,100 | $19,100 | $20,900 |
| Georgia | $10,000 | $19,000 | $20,800 |
| Louisiana | $10,000 | $18,900 | $20,800 |
| Texas | $10,000 | $18,900 | $20,700 |
| West Virginia | $10,000 | $18,900 | $20,700 |
| Florida | $9,950 | $18,800 | $20,700 |
| New Mexico | $9,950 | $18,800 | $20,600 |
| North Carolina | $9,950 | $18,800 | $20,600 |
| South Carolina | $9,950 | $18,800 | $20,600 |
| Alabama | $9,850 | $18,600 | $20,400 |
| Oklahoma | $9,850 | $18,600 | $20,400 |
| Mississippi | $9,750 | $18,500 | $20,200 |
| Arkansas | $9,700 | $18,300 | $20,100 |
What's included
Mid-range
- Structural engineer's inspection and written report
- Helical steel piers with brackets, materials and installation equipment
- Excavation at each pier location along the affected wall
- Installing each pier, loading it and attaching it to the footing
- Backfilling the excavations
- Permit and monitoring allowance
What affects the cost
Push piers or helical piers
Push piers are steel tubes driven down using the weight of the house as resistance until they reach firm soil; they suit heavier homes and are usually the cheaper option. Helical piers are screwed in, and the torque needed tells the installer when they reach load-bearing soil, so they work under lighter structures, porches and additions too.
Number and depth of piers
Price scales with the number of piers along the affected wall, as the engineer specifies, and with how deep firm soil lies. Deep or poor soils need longer piers or, in the premium case, deep piles or micropiles, which require heavier equipment.
Access around the wall
The estimate assumes a crew can dig along the outside of the wall. Decks, driveways, patios and landscaping that must be removed, or piers that have to be installed from inside a basement through the slab, add labor.
Lift or stabilize only
Stopping further movement is the main goal. Trying to lift the house back toward level can close cracks and fix doors, but it can also cause new cracks in drywall or tile, so agree in writing what the contractor is aiming for.
The cause of the movement
Settling often starts with water: poor grading, downspouts dumping at the foundation, leaking pipes or clay soil that swells and shrinks. Drainage corrections are not in these figures but may be needed so the problem does not move to another wall.
Engineer, permits and warranty
An independent structural engineer's report tells you what is actually needed and gives contractors the same scope to bid on. Structural work usually needs a permit, and many pier installers offer transferable warranties that are worth comparing.
How to save
- Hire an independent structural engineer before calling pier contractors, so every quote follows the same design.
- Fix gutters, downspouts and grading first; they are cheap and may slow or stop minor settling.
- Compare quotes by number of piers, pier type, target depth or torque, and warranty terms, not only the total.
- Leave interior crack repairs and redecorating until the foundation has been stable for a season.
Grants, tax and rules
Permits and engineering
Structural changes usually need a local permit, and many building departments want stamped engineering drawings for piering. The estimate includes an engineer's report and a permit allowance; confirm both are in any quote you accept.
Sales tax
Sales tax on materials varies by state, and labor is often not taxed but rules vary. Our figures are before sales tax.
Frequently asked questions
How much does foundation repair cost?
For 8 helical piers with an engineer's report and permit, expect around $20,000. Push piers or simple underpinning come in closer to $10,500, and deep piles or micropiles about $22,000.
Do I need a structural engineer for foundation repair?
For anything beyond sealing a non-structural crack, it is strongly advised and often required for the permit. An engineer's report is independent of any contractor's sales pitch and tells you how many piers are needed and where.
What is the difference between push piers and helical piers?
Push piers are driven into the ground using the building's weight, which suits heavier homes. Helical piers are screwed in and can be used under lighter structures, and their installation torque confirms their capacity.
What are signs of foundation problems?
Stair-step cracks in block or brick, horizontal cracks, cracks wider at one end, doors and windows that start sticking, sloping floors and gaps around window frames. A single thin vertical crack in poured concrete is often just shrinkage.
How long does foundation pier installation take?
A typical job of several piers along one wall often takes a few days, not counting the engineer's visit and permit. More piers, interior work or difficult access take longer.
Does homeowners insurance cover foundation repair?
Standard policies often exclude settling and earth movement, but cover can depend on the cause and your policy wording. Check with your insurer before work begins.
How this estimate is calculated
Work hours: 0 · Labour: $9,450 · Materials: $10,537
Sources: BLS Occupational Employment and Wage Statistics; Regione Toscana, Prezzario dei Lavori 2026 (CC BY 4.0); ECB exchange rates.