Having Foundation cost questions is crucial for your next big investment.
One of the most common questions we get is what to expect on costs. As you can imagine this has many parts that need to be unpacked. First let’s detail what type of work we are talking about.
First let’s detail what type of work we are talking about. Most people with this question are referring to settlement from soil issues, however there are other types of work that are also referred to as foundation repair such as floor crack repair or even stem wall crack repairs.
I will highlight terms that you may not be familiar with for you to dive deeper if you want to.
Foundation settlement
Foundation settlement is typically stabilized with helical or push piers, although can also be stabilized with compaction grouting. Piers are usually placed around the perimeter under the load bearing walls. Sometimes they can be placed in the crawlspace to support interior floors and walls. Piers are usually spaced from 4 feet to 8 feet on center depending on many factors such as the type of stem wall, if there are snow loads on the roof to consider and if the existing footing and stem are reinforced with rebar. These calculations are performed by a licensed professional engineer to make sure they are right.
Cost of Helical & Push Piers
Piles typically range from $1800 to $3300 each depending on many factors:
• The number of piers included (more piers = less per pier cost)
• How deep they will go? Ranging from 9 feet to 120 feet! Average pier depth is 15 feet.
• How deep the existing footings are? (deeper footings are harder to access for pile installation)
• Where you are located? Locations outside of the greater Phoenix area cost more to cover the travel costs.
• If pre drilling is needed to bypass hard but thin lenses of soil to reach load bearing strata.. (the 9 foot minimum.)
• Some miscellaneous things like access and other smaller considerations
• Sometimes concrete needs to be removed and replaced if it is over an area requiring piles.
Cost of a Foundation Assessment
How do you find out how many piers you need? Or if you need piers at all? I am glad you asked. We offer a foundation assessment performed by our engineering team and sealed by one of our licensed professional engineers. This usually cost’s around $500 unless you are outside of the greater Phoenix area or if a larger home over 3000 sqft or if you have a crawlspace. It is common for most engineers who do a thorough analysis like this to charge $1500 to $3000 for the level of report with a seal.
Once the project moves forward a permit must be pulled. Permits vary by jurisdiction and will range from $1700- $3000 that include calculations and drawings again by a civil engineer.
Cost of Heave Remediation
One thing to consider, is if settlement really is or is not the problem. Many times heave and settlement are misdiagnosed. I have several blogs on this subject. Piers will do no good if heave is the problem and can be counterproductive. And they are considerably more expensive than heave remediation. Heave remediation via soil venting runs approximately $6000 to $8000 per system. Most houses with heave require one or two systems depending on its size.
Now lets look at the “other types” of foundation repair. Repairing a crack in the floor. People often mistake the floor with the foundation. Floor slabs are not part of the foundation system unless you have a post tensioned slab.
Cost of Concrete Stitching & Stem Wall Repair
Now lets look at the “other types” of foundation repair. Repairing a crack in the floor. People often mistake the floor with the foundation. Floor slabs are not part of the foundation system unless you have a post tensioned slab. Floor cracks are repaired with low viscosity polyuria an carbon fiber laminate called crack stitching. Crack stitching usually runs around $90 per lineal foot and most jobs are over $2k.
Another type of foundation repair is stem wall repair. This problem is identified as a horizontal crack between the stucco or block and the soil around the outside perimeter. See my blogs on what this looks like, what the root problem is and how to repair it. This repair is $125 per lineal foot with most jobs over $3K.
I hope this has been helpful for you. Feel free to have a consultant come and discuss your options when you are ready. If you are interested in a free initial inspection visit foundationrepairaz.com or fill out the form below.
