The Cost of a Foundation Repair Project

Repairing a foundation is one of the most important steps for structural upkeep and maintenance. Repair costs vary based on the required excavation depth, soil type, and square footage of the structure in question. Everything considered, costs recorded in 2024 can skyrocket depending on the extent of the damage assessed. From a partial stabilization to a complete rebuild, the different solutions detailed in this article will serve as a financial guide to better plan your budget. 

Bear in mind that your home’s foundation is, in itself, the basis of the structure; it guarantees long-lasting stability and durability. A compromised foundation can lead to other structural flaws and weakening, which typically occur when repair work isn’t done in time. 

How Much Should You Budget for Foundation Repairs?

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Repairing a Cracked Foundation

A cracked foundation shouldn’t be taken lightly. First things first, note that there are two types of foundation cracks: passive cracks versus active cracks. Naturally, both need repairing to guarantee a house’s structural integrity over time. However, passive cracks, unlike active cracks, are stagnant, and the odds that they'll develop further are slim to none. Therefore, repair isn’t a matter of urgency, albeit still necessary. Passive cracking can happen in newly built structures or years down the line. 

On the other hand, active cracking is constantly evolving, wreaking havoc on the foundation and elsewhere in the structure. In such a case, repair work such be undertaken as soon as possible. The difference between these two types of cracks is also representative in dollar signs since it’ll certainly cost a hand and a foot to hire a contractor to repair at-risk cracking. In other words, the longer you wait, the more expensive it'll be.

How Much Does It Cost to Repair Foundation Cracks?

Typically, “To repair foundation cracks, homeowners should budget anywhere between $400 and $2,000,” Déry, Solutions Fondations Rive-Sud, explains during our sit down. (Quote translated by RenoQuotes into English)

If your foundation isn’t obstructed from the inside or outside, repair work should be relatively simple. Plan on spending at least $400 to repair a small crack and up to $2,000 for a larger crack. Something to consider for a cost-effective solution, which only works on minor cracking, is to fill in the fissure with an epoxy injection; prices range between $300 and $500 (per crack).

On the other hand, if cracks are inaccessible because they’re expanding underground or behind a pool, the overall repair cost will be an entirely different story. Repairing cracks that are easily accessible and don’t require excavation work isn’t as expensive compared to underground cracks, buried beneath the foundation. 

Such work entails additional studies as well as specialized engineering intervention. Note that it’s all for good measure; should the foundation be too damaged, excavation or underpinning should be considered. This type of work typically costs around $40,000, hence the importance of repairing cracks as soon as they start shaping.

Foundation Stabilization and Underpinning

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For a lack of better words, if your house is old, you may experience house-settling issues—difficult-to-open doors and windows, uneven floors, and structural warping are all telltale signs of a foundation problem. If you happen to notice the aforementioned, get in touch with a contractor to stabilize your foundation.

The use of hydraulic piles has been widespread in Canada (more specifically in Quebec) for almost 35 years and is used for total or partial foundation stabilization, requiring the expertise and know-how of experienced service providers. Hydraulic piles (or screw piles) consist of steel foundation supports. Said system is manufactured in-factory and used in structures deemed as having weak structural ground. 

Workers will start by making an incision in the foundation’s footing to install framing hardware. Next, steel posts are inserted through the openings and are then driven into the ground by powerful hydraulic equipment. Lastly, the framing hardware is bolted to the foundation and footing using galvanized steel anchors. And there you have it, a completely stabilized foundation.

How Much Does It Cost to Level and Stabilize a Foundation?

Although quite expensive, the hydraulic pile stabilization technique is very effective and ensures long-term efficiency. Several factors are deemed cost-determining, most notably the structure’s storey count, bedrock depth, soil type, and the state of the foundation.

Budget about $20,000 for partial foundation stabilization and at least $40,000 for full stabilization. The cost will definitely soar if excavation, waterproofing, or foundation drainage are added to the bill.

Fixing Basement Water Leaks

Based on one's area of residence, some may experience water-related foundation damage. Basements are most commonly affected by this potential occurrence during bad weather or when the house is poorly maintained, hence the need to regularly inspect structural components. Installing a French drain in a new home is necessary for effective drainage, preventing water from pooling around the foundation’s perimeter. However, over time, this drainage system is subject to wearing, meaning water infiltrations are more likely.

How Much Does a French Drain Installation Cost?

The cost of installing a new drain falls between $15,000 and $25,000. Note that drain repairs aren’t as costly; costs aren’t as steep if your drain simply needs repair or is clogged by waste or tree branches. This is a reminder that regular foundation-adjacent maintenance and upkeep is of utmost importance. If you plan on replacing your existing French drain while waterproofing your foundation, budget an additional $120–$150 per linear foot.

To learn more about this type of project, check out our article about the cost of repairing a French drain and waterproofing a foundation.

Grants Available for Foundation Repairs

Depending on where you live in Canada, some cities have established subsidy programs allowing residents to repair at-risk foundations, which happens to be the case in Montréal. Offered by municipal services and the Société d’Habitation du Québec (Ministry of Municipal Affairs and Housing), this grant covers a part of the costs needed to hire a reputable company to repair your home's foundation. Déry went on to explain that several grants are awarded by the city directly. However, the delay period is roughly three years. Click here to verify your eligibility.

What Factors Affect the Cost of Foundation Repairs?

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House Size and Layout

Unsurprisingly, the bigger the house, the more sizable the foundation, translating into more time, labour, and resources. However, layout can also be a cost-determining factor, incurring additional expenses. The more complex the project, the steeper the renovation costs.

Extent of the Problem

The severity of the damage is another cost-determining factor when seeking foundation repairs. Is the damage superficial or deep-set; is it compromising the foundation’s structural integrity? If so, more significant, extensive work is required, thereby incurring steeper costs.

Accessibility

Lastly, excavation site accessibility is another factor to consider in terms of project costs. Is part of the foundation requiring excavation hindered by a fence, deck, or adjacent structures that may prevent machinery from accessing the property and foundation? It will all incur additional costs.

What Other Factors Should Be Considered?

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Soil Type

Soil type is another factor that affects the cost of repairs as different types of soils have varying levels of stability and drainage. For example, clay soils shrink and expand, causing more damage. Sandy or rocky soils can translate into better stability but are harder to excavate. Mediocre soils necessitate additional reinforcements, thereby increasing costs.

Permits and Inspections

Foundation repair costs can be affected by permit requirements and inspections. Local building codes may require homeowners to seek a permit prior to undertaking foundation repair work. During the permit application process, inspections may need to be completed to guarantee the planned work is compliant with local regulations, which may result in project delays and additional costs.