How much does foundation repair cost?

When homeowners find out that they need foundation repair, it can create quite a bit of stress. As the foundation of the home begins to sag, sink, or develop cracks, it is not long before you need wall repairs, roof repairs, plumbing repairs, and other types of work. If the only work that needs to be done is foundation repair, the average homeowner can expect to pay between $5,000 to $35,000.

One of the highest costs of foundation repair is labour. In many cases, the work is performed by general labourers under the supervision of an engineer or project manager. One of the more common labourers required for foundation repair is a concreter. The cost of a concreter varies by state, with the average cost per hour in each state represented below.

State	Average cost per hour
NSW	$45
VIC	$35
WA	$45
SA	$40
QLD	$40
ACT	$30

Signs such as floors that are sloped or have low spots, cracks in walls, water in the basement, and gaps around door frames are all signs that your foundation might need repair. If this is the case, there are many reasons why you should consider getting it fixed right away instead of waiting. Here are some of the top reasons to begin looking for a professional as soon as possible.

The damage will get worse over time

Foundation damage will not repair itself, but you can count on the concrete slab cost of repair getting worse over time. When it does, it will be much more extensive and might involve other building systems. It is always more cost-effective to get the repairs done sooner rather than later. 

Increases home value

Getting your foundation repaired is not as much a question of increasing the value of your home as preventing a devaluation. If you plan to sell your home, take out a home equity loan, or use your home collateral, a foundation that needs repairing can be a deal-breaker. It gives your potential buyer a big negotiating point that they can use to ask for a lower price due to the expensive sinking foundation repair cost in Australia. This is one of the issues that realtors and home inspectors are trained to look for and point out to potential buyers. 

Prevents flooding

A sinking foundation that develops cracks is the number one source of flooding in basements. Over time, a flooded basement creates its own set of problems. These include crumbling concrete, cracks in walls, potential electrical hazards, potential mould and mildew problems, and pest infestations. 

Several factors can impact the cost of foundation repair. Here are a few examples. 

How extensive the damage is

The longer you wait, the more expensive the repair will become — the average small repair to a concrete slab costs around $620 on average. If one portion of the home is sinking, you can expect at least $10,000. 

House size

The size of the house is a factor in the cost. For instance, it will cost more to fix a two-story house that needs to be jacked up than a small, single-story home. A larger home also has the potential for larger areas of damage. 

What type of repair you require

The type of repair that you require determines the cost of the repair. For instance, a resin injection underpinning cost will be more expensive than a simple crack repair. 

Tree removal

The infiltration of tree roots causes some foundation problems into the foundation. If you need to have a tree removed, along with the entire root structure, the cost can become steep quickly. 

The professional’s level of expertise

The cost of labour increases with the level of skill and experience of the person. Some repairs require the services of an engineer or more experienced professional. 

Whether you need to hire a structural engineer

If you allow the foundation problems to continue for a long time, the underpinning costs increase in proportion. The underpinning cost per metre goes up quickly when they require the services of a structural engineer to meet building codes.

There are several types of underpinning methods that can affect the cost of underpinning foundations. In general, they fall into several major categories. 

Piering

Piering is also called restumping. This involves digging into the earth to restabilize the pier or “stump”. The restumping house cost is affected by the amount of excavation needed and the number of new piers that are required. The cost of restumping is generally $1,200 to $1,500 per pier plus labour, engineering, and excavation costs. A restumping cost is usually higher than other types of foundation repair. 

Slabjacking

Slabjacking involves creating a slab and jacking it up to support the foundation. It is the most common type of major foundation repair and requires the services of a structural engineer. This is often referred to as underpinning. The cost of underpinning depends on the size of the home and the type of underpinning needed. 

Hiring the right expert for your foundation work is essential. You want someone who will do the job right and at a fair cost. Here are a few tips for hiring the right person for the job and getting the best price possible. 

How to create an accurate estimate

Most professionals will not give you a quote without scheduling an inspection first. Here are a few pieces of information that you will need to help them give you an accurate estimate. 

• An idea of the extent of the problem
• Age and style of your house
• Any known additions the original home
• How many stories and general layout
• Approximate square footage 
• If you know of anything that might have caused the problem

Licencing and qualifications

Much of foundation repair work will be performed by general labourers under the supervision of a licensed concreter. In some cases, you might also need to hire a structural engineer, excavator, tree service, carpenter, or other professional. Licencing requirements vary by state, so be sure to make sure that your professional is qualified for the job. Here are some questions that you need to ask. 

• Are they licenced in your state for the type of work that they will perform?
• Are they experienced with the foundation on the age and style of your home? 
• What is included in the estimate? 
• Do they have the staff required for the entire project, or will they have to call in subcontractors for part of the work?

Foundation repair is not a DIY job, but here are a few tips to help you save money when hiring a professional. 

• Get at least three comparative estimates
• Do your research on the type of repair that is required
• Ask if there is any prep work that you can do to make the job easier?

 

 

* The cost data is based on Oneflare and third-party sources