How Much Does Foundation Repair Cost?

Common Foundation Problems and Repair Costs

1. Foundation Crack Repair Cost

Cracks are often the first sign something’s going wrong with your foundation—but not every crack is a big deal. Some are harmless. Others point to serious structural problems. The cost to fix them depends on what kind of crack you’re dealing with and what’s causing it.

Here’s what affects the cost:

• Type of crack:
  • Hairline cracks in walls or floors may just need sealing to keep out moisture.
  • Stair-step cracks in block walls or horizontal cracks could be signs of foundation movement and may require structural reinforcement.
• What’s causing the crack:
  • Hydrostatic pressure from saturated soil pushing against your basement walls
  • Soil movement, like shrinking and swelling clay soils
  • Shifting or settling of the foundation itself
• Type of repair needed:
  • Minor cracks may be patched or sealed with epoxy or polyurethane
  • Structural cracks might require carbon fiber straps, steel braces, or even underpinning to stabilize the foundation

The more serious the crack, and the more it reflects deeper foundation movement, the more involved (and costly) the repair. A foundation expert can determine whether a crack is simply cosmetic or a red flag for something more serious.

For example, if the crack is part of a larger problem, like those found 10–12 feet from a corner (with sister cracks on adjacent walls), you may need six piers, bringing the cost into the $7,000–$9,000 range. The exact fix depends on the location, depth, and type of foundation material.

2. Sinking Foundation Repair Cost

If your foundation is sinking or settling, it’s a serious problem that needs expert attention. It can lead to uneven floors, sticking doors, wall cracks, and even major structural damage. The cost to fix it depends on what’s happening beneath your home and how much of the foundation is affected.

Here’s what drives the cost:

• How bad the sinking is:
  • A small dip in one corner might be easier to fix.
  • Widespread sinking across several walls or rooms usually means more complex repairs.
  • Whole-side settlement often requires seven or more piers, potentially costing $14,000–$16,000.
• What’s causing the sinking:
  • Poorly compacted soil that can’t support the weight of your home
  • Expansive clay soils that swell and shrink with moisture
  • Erosion or drainage problems that wash soil away from under the foundation
• What kind of repair system is needed:
  • Pier systems ($1,300–$1,600 each) like push piers are driven deep into stable soil to lift and support the home.
  • Helical piers ($1,700–$2,200 each) are used when soil conditions demand more grip.
  • Slab lifting or void filling may be used if there are gaps or air pockets under a concrete slab.
  • Inside installations are often more affordable, while outside installs typically cost more due to added excavation and OSHA safety staging.
  • Pier depth: In Bowling Green, depths usually stay under 30 feet, but in regions like Owensboro, piers may need to reach over 100 feet, which increases cost.
• What type of foundation you have:
  • Homes with slab-on-grade, crawl spaces, or full basements all require different repair approaches, which affects the time, materials, and cost involved.

There’s no one-size-fits-all solution. The more extensive the sinking and the more unstable the soil, the more work and cost it takes to stabilize and protect your home. 

If you’re seeing multiple cracks on two walls or uneven floors throughout the house, you’re likely in the full-stabilization territory. A professional inspection is the best way to find the right fix. 

3. Foundation Settlement Repair Cost

When parts of your home start to settle unevenly, it’s more than just a nuisance, it’s a structural concern. Foundation settlement can lead to serious issues throughout your home, and fixing it requires a tailored approach. The cost depends on how much your home has shifted and what it takes to stabilize it.

Here’s what impacts the cost:

• How much the foundation has moved:
  • Minor settling might cause small cracks or slightly uneven floors. Slight shifts can often be stabilized with fewer piers.
  • Major settlement can result in large gaps, sunken rooms, or visible shifts in the structure. Broad movement may require deep pier installation and soil stabilization, especially with the unstable Kentucky soils.
• Visible signs of damage:
  • Sloping or bouncy floors
  • Cracks around doors and windows
  • Sticking doors or windows
  • Gaps between walls, floors, or ceilings
• What kind of repair is needed:
  • Deep foundation piers may be installed to stabilize or lift the affected areas.
  • Additional structural supports may be added beneath the home to keep everything level.
  • Soil stabilization techniques may be used if weak or shifting soil is part of the problem.
• Type of foundation you have:
  • Homes with concrete slab, block foundations, or pier-and-beam systems all require different repair methods and materials, which affect cost and complexity.

No two settlement problems are the same. The more your foundation has shifted, and the more areas affected, the more involved the repair process will be. As a rule of thumb, the more piers your home needs, the better per-pier pricing you may receive, especially when bundling with other services like waterproofing or encapsulation.

An expert inspection is the only way to create a custom plan that truly fixes the problem for good.

Written By Shaun Miller, Owner Foundation Solutions Group

Shaun Miller is the owner of Foundation Solutions Group, a trusted foundation repair and waterproofing company serving South Central Kentucky and Middle Tennessee. With over 20 years of experience, Shaun is committed to delivering quality craftsmanship and ensuring that every project is done right the first time, backed by the company’s “Fix-It-Forever Guarantee.” Passionate about educating homeowners, Shaun leads the company’s "Solutions University" initiative to help clients protect their homes through knowledge and preventative care. Dedicated to his community, Shaun also supports local organizations and values the trust his customers place in him.