01Cost table
Cost by type of repair
| Repair | Typical range | Notes | Source |
|---|---|---|---|
| Crack repair (epoxy or stitching) | $250–$800+ per crack | Seals the crack; does not stop active movement | HomeGuide |
| Crawlspace repairs | $2,500–$8,000+ | Posts, girders, sections of rotted mudsill | HomeGuide |
| Pier-and-beam repair | $2,000–$15,000+ | Re-supporting a raised floor system | HomeGuide |
| Settling or sinking foundation | $4,500–$20,000+ | Depends on how much of the house is affected | HomeGuide |
| Hydraulic (push) piers | $1,000–$3,000+ per pier | Count and depth set by the design | Angi |
| Underpinning | $10,000–$30,000+ | Piers or new footings under an existing foundation | HomeGuide |
| House lifting and leveling | $10,000–$40,000+ | Larger lifts, often with interior repairs after | HomeGuide |
| Hillside piers and grade beams | Priced per design | Engineered; drilling access and depth dominate | — |
The national ranges come from cost guides that blend many markets. Contra Costa County labor rates, tight crawlspaces and hillside access tend to push local quotes toward the upper half, which is why the ranges above end in "+".
02What moves the price
Why foundation quotes vary so much
| Cost driver | Why it matters |
|---|---|
| Access | A low crawlspace, a house built against a slope or a yard reachable only by hand adds labor days. |
| Depth to firm soil | Piers are priced partly by depth. Expansive clay or fill over rock can mean deeper piers. |
| Hillside lot | Drilling rigs, shoring and engineered piers cost far more than flat-lot work. |
| Engineering | A structural report or design adds cost up front but defines the scope the quotes are based on. |
| Permits and inspections | City or County fees plus inspection visits; Walnut Creek and Danville run their own building departments, Lafayette and the unincorporated areas use Contra Costa County. |
| Drainage correction | If water caused the movement, the fix includes gutters, grading or drains, or the repair may not last. |
| Cosmetic follow-up | Leveling can crack drywall, stick doors or shift tile; patching and painting are usually separate. |
03Line items
Engineering and permit costs to expect
| Line item | Typical range | Source |
|---|---|---|
| Structural engineer report | $500–$3,000+ | HomeGuide |
| Structural report (inspection only) | $300–$1,000+ | Angi |
| Soil (geotechnical) report | $500–$3,000+ | Angi |
| Engineering for a seismic retrofit | $2,000–$10,000+ | customhome.us (contractor) |
| Bay Area building permit, retrofit | $500–$2,000+ | customhome.us (contractor) |
Simple jobs may need none of these: a standard bolt-and-brace retrofit can often be permitted without engineered plans (CRMP). Hillside work and underpinning almost always need them.
04Retrofit costs
Earthquake retrofit costs (separate guide)
Bolting and cripple-wall bracing are priced differently from foundation repair. CRMP gives $3,000–$7,000+ as the typical range for a Brace + Bolt retrofit (CRMP FAQ), and the grant can cover up to $3,000 of it. Full breakdown on the earthquake retrofit page.
05Comparing quotes
How to compare foundation repair quotes
- Same diagnosis? Ask what each contractor thinks is causing the movement and whether an engineer agrees.
- Same method? Shims and posts, push piers, helical piers and drilled piers are different jobs at different prices.
- Pier count, spacing and depth written down, plus what happens if firm soil is deeper than expected.
- Engineering, permit, inspection and soil-report costs included or listed separately.
- Drainage work: included, excluded, or referred out.
- Warranty terms in writing, including whether they transfer to a buyer.
- Deposit and payment schedule that follows California's home improvement rules; check the license at the CSLB.
06Questions
Foundation cost questions
How much does it cost to fix a foundation?
Anything from a few hundred dollars for a sealed crack to $10,000–$30,000+ for underpinning (HomeGuide). Angi's national typical range is $2,225–$8,133+. Bay Area quotes often sit in the upper half because of labor rates, access and permit fees.
What is the best time of year for foundation repair?
Dry months (roughly late spring to early fall) make excavation, concrete and crawlspace work easier and let you see how cracks behave once clay soils have dried. Do not wait for summer if a crack is growing quickly or doors have suddenly jammed; call for an evaluation.
Should a crack be repaired from the inside or the outside?
Raised-foundation stem walls are usually repaired from the crawlspace side or the exterior face, depending on access. Injection seals a crack but does not stop movement; if the crack is active, the cause (settlement, water, soil) has to be fixed first.
Why do two quotes for the same house differ so much?
They often describe different fixes. One may propose shims and new posts, another piers under the footing. Compare scope, method, pier count and depth, engineering, permit and warranty before comparing price.
Sources · read October 4, 2026