The cost of fixing your home’s foundation depends very much on what is wrong and how it’s going to be fixed. Foundation repairs can be simple fixes that you can do yourself, or major problems that you’ll need a professional to do.
You can either read up or if you’re in the Dallas area, contact a professional at http://www.foundationrepairdfw.net/ that can help you determine what is going on and how much it will cost to fix.
Most all foundations get cracks. Not all of them are serious, but when they are, it’s important to take care of it. Most of the time, if you call a professional, they’ll inject epoxy which will weatherproof the crack, but not fix the underlying problem. And that could cost you about $1500, when you could just putty it yourself.
It’s something that you need to look further into.
Many times, the problem with a deteriorating foundation is water. You should:
- Check gutters and drains, to make sure they are working properly.
- Be sure that the dirt around the foundation is graded correctly – sloping 6 inches for every 10 feet, at least.
- If you have a perimeter drain system, look for blockage.
- These are problems with several solutions, but that will come out relatively inexpensive to fix.
An Uneven Foundation
If the foundation has begun to crack severely or is starting to bow, you’ll need to repair the walls with braces – either of wood or steel, or carbon-fiber mesh. These cost between $450 and $800 each, which considering that you have to install one every 6 feet or so, can get costly. The mesh is placed using an epoxy, which locks the wall in place.
Wall anchors can also be used. These are plates of metal that are placed in your yard and the inside wall of the foundation, which are then connected to steel rods that are also buried. These are then slowly tightened until the wall is held firmly in place. These come out to be around $500 each.
In the case that your foundation is severely bowing, partial or full excavation of the foundation to rebuild is probably the best option. This is done at around $35,000 per job.
Washed Out Foundation
If a water pipe broke or there is a drainage problem in your yard severe enough to wash out the foundation, then a professional may be able to fix it with concrete again. It is also possible that that section might need to be rebuilt.
If it’s a simple fix, you may spend up to $500, but more severe ones will cost thousands.
Not Finding the Cause?
If you can’t determine a good cause for damage to the foundation, it may be the soil it’s on. Some areas have what is known as ‘expansive soil’, which means that the soil shrinks and expands. This can cause real foundation issues.
This can be partially resolved by reducing the moisture near the house – concrete walkways, etc. Or, if you live in a damp area, try and keep the area next to the foundation evenly moist during dry spells.
A professional may be able to mud-jack, or try and raise a sunken area by pumping cement slurry under the part of the foundation that is experiencing pressure.
And, if it’s a load-bearing wall, you’ll probably have to go with underpinning – a $5,000-$10,000 job.