HomeGuidesFoundation repair cost
Foundation repair cost
8 published cost guides put a typical US foundation repair job at $2,000 to $8,600. Their averages run from $3,843 to $5,400, and the middle one is $5,174. By the pier, guides give $1,000 to $3,200.
The two ranges quoted most are $2,200 to $8,200 (Fixr, average $5,200) and $2,225 to $8,133 (Angi, average $5,174). This Old House and Bob Vila cite Angi's figures, and HomeAdvisor is part of Angi, so their close numbers come from one source, not several.
Try the foundation repair cost calculator: pick the repair and the city, and it shows the published range next to the soil under your ZIP code.
Foundation repair cost at a glance
| Repair or unit | Published range | Guides |
|---|---|---|
| Typical repair, per job | $2,000 to $8,600 | 8 US guides |
| Average a guide reports, per job | $3,843 to $5,400 | 7 US guides |
| Piers, per pier | $1,000 to $3,200 | HomeAdvisor, This Old House, Fixr, Forbes Home |
| Per square foot | $1.50 to $12.00 | Angi, Fixr |
| Settling or sinking foundation, per job | $4,500 to $20,000 | HomeGuide |
| Slab repair, per job | $350 to $20,000 | 5 US guides |
| Pier-and-beam repair, per job | $700 to $25,000 | 5 US guides (pier-and-beam costs) |
Foundation repair cost by city
Angi's city ranges and Today's Homeowner's city averages. City pages show the soil under each city: expansive clay is why foundation repair is common in Texas, a high water table drives basement work in Ohio.
| City | Angi range | Angi average | Today's Homeowner average |
|---|---|---|---|
| Cincinnati, OH | $2,760 | ||
| Cleveland, OH | $3,071 | ||
| Columbus, OH | $2,290 to $8,678 | $5,422 | $2,887 |
| Dayton, OH | $2,346 | ||
| Toledo, OH | $2,451 | ||
| Austin, TX | $3,822 to $9,809 | $6,815 | $3,875 |
| Dallas, TX | $3,338 to $7,118 | $5,223 | $2,851 |
| Fort Worth, TX | $3,148 | ||
| Houston, TX | $3,276 to $6,729 | $5,003 | $3,096 |
| San Antonio, TX | $2,965 |
Every published US range
Every published range we found for a typical job, newest first, with city figures where a guide publishes them and the date of each page.
| Source | Where | Range | Average | Page updated |
|---|---|---|---|---|
| Angi | US | $2,225 to $8,133 | $5,174 | August 3, 2026 |
| Thumbtack | US | $2,035 to $7,329 | $3,843 | July 1, 2026 |
| HomeAdvisor | US | $2,225 to $8,133 | $5,174 | June 20, 2026 |
| This Old House | US | $2,224 to $8,134 | $5,179 | March 6, 2026 |
| Fixr | US | $2,200 to $8,200 | $5,200 | January 27, 2026 |
| Today's Homeowner | US | $2,000 to $8,000 | April 9, 2025 | |
| Forbes Home | US | $2,250 to $8,600 | $5,400 | December 1, 2024 |
| Bob Vila | US | $2,176 to $7,833 | $5,001 | May 29, 2024 |
| Angi | Houston, TX | $3,276 to $6,729 | $5,003 | October 10, 2025 |
| Angi | Dallas, TX | $3,338 to $7,118 | $5,223 | October 7, 2025 |
| Angi | Austin, TX | $3,822 to $9,809 | $6,815 | October 10, 2025 |
| Angi | Columbus, OH | $2,290 to $8,678 | $5,422 | October 14, 2025 |
| Today's Homeowner | Houston, TX | n/a | $3,096 | February 25, 2025 |
| Today's Homeowner | Dallas, TX | n/a | $2,851 | February 25, 2025 |
| Today's Homeowner | San Antonio, TX | n/a | $2,965 | February 25, 2025 |
| Today's Homeowner | Austin, TX | n/a | $3,875 | February 25, 2025 |
| Today's Homeowner | Fort Worth, TX | n/a | $3,148 | February 25, 2025 |
| Today's Homeowner | Columbus, OH | n/a | $2,887 | February 25, 2025 |
| Today's Homeowner | Cleveland, OH | n/a | $3,071 | February 25, 2025 |
| Today's Homeowner | Cincinnati, OH | n/a | $2,760 | February 25, 2025 |
| Today's Homeowner | Dayton, OH | n/a | $2,346 | February 25, 2025 |
| Today's Homeowner | Toledo, OH | n/a | $2,451 | February 25, 2025 |
Slab or pier-and-beam
Slab repairs include underpinning, grouting, mudjacking, crack injection, tendon stressing, and partial demolition and rebuilding (ASCE Texas Section). Pier-and-beam repairs are mostly shimming, framing and supports: pier-and-beam costs. When the cause is settlement, see sinking foundation and house settling.
| Source | Where | Range | Average | Page updated |
|---|---|---|---|---|
| Angi | US | $350 to $20,000 | August 3, 2026 | |
| HomeGuide | US | $1,000 to $10,000 | February 6, 2026 | |
| Fixr | US | $1,000 to $10,000 | January 27, 2026 | |
| Today's Homeowner | US | $1,000 to $10,000 | April 9, 2025 | |
| Bob Vila | US | $350 to $20,000 | May 29, 2024 | |
| Angi | Houston, TX | $200 to $14,000 | October 10, 2025 | |
| Angi | Dallas, TX | $445 to $15,000 | October 7, 2025 | |
| Angi | Austin, TX | $3,000 to $8,500 | October 10, 2025 | |
| Angi | Columbus, OH | $1,000 to $10,000 | October 14, 2025 |
Where expansive clay is most common
Texas cities with 20,000 or more homes, ranked by the share of land inside city limits where USDA rates shrink-swell clay a limit for houses without basements.
| City | Expansive clay |
|---|---|
| Rowlett, TX | 78% |
| Allen, TX | 78% |
| Frisco, TX | 76% |
| Plano, TX | 75% |
| Mesquite, TX | 74% |
| McKinney, TX | 73% |
| Mansfield, TX | 73% |
| Pearland, TX | 70% |
| Pflugerville, TX | 66% |
| Carrollton, TX | 65% |
Questions people ask
How much does foundation repair cost?
8 published US cost guides put a typical foundation repair job at $2,000 to $8,600, with averages between $3,843 and $5,400. Guides that price by the pier give $1,000 to $3,200 a pier, and Angi and Fixr give $1.50 to $12 a square foot.
What is the average cost of foundation repair?
The published averages run from $3,843 to $5,400; the middle one is $5,174. Several of these guides draw on the same source figures (This Old House and Bob Vila cite Angi, and HomeAdvisor is part of Angi), so close numbers come from one source, not several.
How much does foundation repair cost in Texas?
Angi publishes Houston $3,276 to $6,729 (average $5,003); Dallas $3,338 to $7,118 (average $5,223); Austin $3,822 to $9,809 (average $6,815). Today's Homeowner publishes city averages of Houston $3,096, Dallas $2,851, Austin $3,875, San Antonio $2,965, Fort Worth $3,148.
How much does foundation repair cost in Ohio?
Angi publishes Columbus $2,290 to $8,678 (average $5,422). Today's Homeowner publishes city averages of Columbus $2,887, Cleveland $3,071, Cincinnati $2,760, Dayton $2,346, Toledo $2,451.
Is foundation repair cheaper by the pier?
Guides that price piers one at a time put them at $1,000 to $3,200 each (HomeAdvisor, This Old House, Fixr, Forbes Home). A job needs several, so the per-job range is the number to budget from. Pier-and-beam homes repair differently: see the pier-and-beam repair cost guide.
Written by Foundation Soils from the sources linked above and our soil data. Sources and methods.