Foundation problems can unsettle any homeowner. The silver lining? Not all foundation flaws require a massive overhaul that drains your wallet. Understanding your choices and acting quickly can save you thousands and protect your largest asset.
Foundation damage does not typically develop overnight, but undetected, minor issues have a way of growing very rapidly into large structural problems. The key to cheap foundation repair is early detection and choosing the proper solution to your specific issue.
Identifying Foundation Issues Early
The cheapest foundation repair starts with the discovery of issues before they become disasters. Walk around your property regularly and look for the traditional signs of foundation problems.
Hairline cracks in your foundation walls can be either harmless or not, but they’re most often the first sign of a problem. The small cracks can indicate settling or slight movement that is still fixable with a simple repair. More ominous are horizontal cracks or quarter-inch-or-wider cracks, which usually mean serious structural issues.
Check your windows and doors too. If they stick or won’t close now, your foundation is shifting. Slanted floors, walls and ceiling cracks, or outside stairs that are separating from your home are other warning signs that should be addressed immediately.
Do-It-Yourself Solutions to Small Problems
For minor surface foundation cracks and settling, repairs can be made by some owners. Small, non-structural cracks can be repaired with hydraulic cement or concrete crack filler for under $50. These repair products are adequate for cosmetic issues but will not repair underlying structural problems.
However, DIY fixes are significantly restricted. Attempting to fix serious foundation issues without expert know-how and skill can exacerbate the issues and cost more in the long run. Most foundation issues must be assessed by a professional to determine the cause and the right solution.
Professional Foundation Repair Services
When professional help is necessary, several inexpensive options exist depending on your foundation type and damage level.
Concrete crack injection is the most affordable professional fix. It involves injecting unique substances into cracks to permanently seal them. To fix small to medium crack issues, you may spend $300 to $800 per crack.
Methods of foundation repair all vary considerably in cost. Steel push piers and helical piers are long-lasting solutions but can cost between $15,000 and $30,000 for extreme damage. Concrete piers are cheaper, typically between $1,000 and $3,000 per pier.
Mud jacking or slab jacking allows sunken concrete slabs to be lifted for $500 to $1,500 per area. It is done by pumping material under the slab to put it into its proper position, and it is ideal for solving settling issues without the need for replacing the foundation entirely.
Getting the Best Value
Several bids from experienced foundation repair contractors help anyone get affordable prices. Be wary of bids much lower or higher than the rest. Legitimate contractors, such as the foundation repair services at TerraFirm Leveling, provide detailed explanations of the solution they recommend and warranties on work.
Try to plan your repairs at strategic moments. Some renovators provide discounts during slow periods, and fixing problems before they become more serious always costs less than procrastinating.
Protecting Your Investment
The cheapest foundation repair is usually the one that is performed promptly. Maintenance, proper drainage around your home, and prompt action when problems are found will keep small problems from becoming huge costs.
While foundation repair is an investment, resolving problems ahead of time with the correct professional solutions protects your property value and prevents costlier repairs in the future. Don’t let foundation issues compromise your house’s structural integrity—take action when indicators are obvious.