Foundation repair methods
What each repair is for, what it costs, and what to ask about it.
The right repair depends on the cause, which is why an inspection comes first. Below are the main methods and This Old House's March 2026 national cost ranges.
Piers (underpinning)
Piers are driven or drilled beneath the slab to reach firmer soil or a deeper bearing layer, and the house is supported on them, sometimes raised back toward level. This Old House lists $1,000 to $3,000 per pier. The total depends on how many the plan calls for.
Ask: how many, where, how deep, what type, and who designed the layout.
Slab jacking (mudjacking)
Grout or a similar mix is pumped under a sunken slab section to fill the void and lift it. This Old House lists $550 to $1,300. It suits a localized void more than soil that keeps shrinking and swelling.
Sealing and waterproofing
Listed at $2,300 to $7,300. It deals with water getting in, not with the slab moving.
Reinforcement strips
Listed at $4,000 to $12,000 for 12 strips. Ask how they would apply to a slab-on-grade house.
Lifting or leveling
For larger problems, This Old House lists $20,000 to $23,000 to lift or level a house.
Crack repair
Hairline cracks can be sealed with epoxy for $200 to $800. Sealing doesn't stop the movement behind a crack, so ask what caused it first.
The engineer's part
The Texas Section of the American Society of Civil Engineers says foundation evaluation and repair design should be done by a Texas-licensed engineer. Its guidelines also call for plumbing tests when a house is lifted, and for floor elevations to be measured again after the work. This Old House lists an engineer's report at $500 to $1,000.
Compare quotes on the same scope
- Same method, same number and placement of piers
- Engineer's design and post-repair measurements included or not
- Permit included or not (see permits)
- Warranty length, coverage and transfer to a buyer
Sources for this page
- This Old House: How much does foundation repair cost? (Stephanie Minasian-Koncewicz, updated March 6, 2026)
- Texas Section, American Society of Civil Engineers: Guidelines for the Evaluation and Repair of Residential Foundations, Version 3 (adopted April 1, 2022)
Checked October 7, 2026. Rules, prices and contact details change; confirm with the source before acting.
Frequently asked
What does a foundation pier cost?
This Old House's March 2026 guide lists $1,000 to $3,000 per pier for piering or underpinning.
Is mudjacking a permanent fix?
It fills a void and lifts a sunken section, at $550 to $1,300 per This Old House. It doesn't stop clay from shrinking and swelling, so ask why it suits your house.
Want a contractor's eyes on it?
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