Crack repair
$1.5k–$6k
- Crack width and length mapped
- Epoxy or polyurethane injection
- Up to 4 cracks in one visit
- Outside seal where reachable
- Crack monitors to track movement
- Photos and a written report
Foundation repair · Licensed & insured · Same-week inspection
Foundation repair, diagnosed before
anyone sells you piers.
A foundation supervisor inspects the cracks, measures how far the walls bow or the floors slope, and tells you plainly whether it is cosmetic, needs repair, or needs a structural engineer first. Three written prices follow within 24 hours: crack repair, wall stabilization or piers.
Send a photo of the crack with a coin next to it for scale. A foundation supervisor answers within 5 minutes during business hours.
- $1.5k–$6kTypical crack repair
- 1/4 inCrack width to watch
- Same weekOn-site inspection
- 24hWritten repair plan
What happens after you text us
A foundation supervisor answers, and tells you if it can wait.
This is how the first texts usually go. You describe the crack, the supervisor asks for a photo with a coin for scale, and you get an inspection slot this week plus an honest first read on how urgent it is.
- A licensed supervisor, not a salesperson paid by the pier
- A coin in the photo shows the crack width in seconds
- An inspection this week and a plain read on urgency
Hi, there is a long crack running sideways across our basement wall, and the wall looks like it is pushing in a little in the middle.
Hi Beth, this is Carlos, I run foundation repair at ProBuild Remodeling. A sideways crack with the wall pushing in needs a look soon, but it is rarely an overnight emergency. Is the wall concrete block? Can you send a photo with a coin next to the widest part?
Block wall. Sent. The gap is about as wide as a nickel is thick, and it is damp along the crack.
Thanks. That is soil pressure from outside, very common with block. I want to measure how far it bows before anyone talks about fixes. I can inspect Thursday at 8 am, written plan and prices by Friday. OK?
Thursday works. Should we be worried about living here?
No need to leave. Keep the gutters clear and water away from that wall, and send me a photo if the gap gets wider before Thursday.
What foundation repair costs
Foundation repair costs $1,500 to $75,000. The diagnosis decides the tier, not a sales pitch.
Most foundation problems are cracks that need sealing, not piers. Walls that bow need anchors, braces or carbon fiber. Only settling footings need underpinning. When movement is significant, a structural engineer's report comes first and sets the tier.
Wall stabilization
$6k–$25k
- Carbon fiber straps every 4 feet
- Or wall anchors into outside soil
- Or steel I-beam braces to the joists
- Wall bow measured before and after
- Outside drainage corrected
- Engineer letter and permit if needed
Underpinning
$20k–$75k
- Structural engineer's report
- Steel push piers or helical piers
- 8 to 20 piers to load-bearing soil
- Lift toward level where it is safe
- Soil and landscaping restored
- Pier depth and load log for you
Price your foundation repair in ten seconds
Pick the repair type, how much of the foundation is involved and the kind of house. The range moves with each choice and uses the numbers our foundation supervisors quote from.
A range, not a quote. Your written estimate comes after the visit and does not change once you approve it.
Typical range for your answers
Turn this range into a written repair planWhere the money goes
Most of a foundation repair is steel and labor. The engineer and permit are a small, necessary share.
Averages from our recent wall stabilization jobs. Anchors, straps or piers and the crew that sets them are most of the cost. Digging and restoring the yard come next. The engineer and the permit are small lines, and skipping them is never worth it.
Get my itemized repair plan
Repair now or call an engineer first
Seal stable cracks now. Bring an engineer in when the house is moving.
Many cracks are shrinkage and only need sealing. Others show the foundation is moving, and a structural engineer should look before anyone sells a fix. At the inspection we check six signs and tell you in writing which path applies.
| If the inspection shows | Next step |
|---|---|
| A vertical hairline crack in poured concrete | Repair now |
| A horizontal crack with the wall bowing over 2 inches | Engineer first |
| The wall bows in under 2 inches and is not sliding | Repair now |
| Stair-step cracks in block wider than 1/4 inch | Engineer first |
| Floors slope more than 1 inch over 10 feet | Engineer first |
| Water seeps through a crack but the wall is straight | Repair now |
How long it takes
Most wall repairs take two to five days, once the diagnosis is on paper.
Crack injection takes a day. Wall stabilization takes two to five. Underpinning takes one to three weeks after the engineer's design and the permit. The inspection itself happens in the same week you reach out.
Same week
Inspection and diagnosis
Cracks mapped, wall bow measured with a string line, floors checked for level, engineer called if needed.
Before work starts
Plan and permit
Written repair plan in three prices, engineer's letter or design, permit filed, utilities marked.
Repair days
Stabilize or lift
Straps bonded, anchors driven or braces set, or piers pushed to firm soil and the footing lifted.
Final day
Restore and document
Soil backfilled, yard restored, interior patched, final measurements and photos handed to you.
Remodeling concepts
Foundation repair: conditions and possibilities.
AI-generated examples of existing conditions and remodeling possibilities. Each image is a separate concept, not a documented transformation of the same home.
What your repair is made of
Every anchor, strap and pier is named in your estimate, with the spacing written down.
A quote line that says stabilize wall could mean anything. Ours names the system, the spacing, the depth and who designed it, because those decide whether the wall holds for good.
Carbon fiber straps
High-strength straps from systems like Fortress or RhinoCarbon, bonded to the wall with epoxy every 4 feet. Thin, paintable, no digging.
Wall anchors
Steel plates inside the basement tied by rods to earth anchors in the yard, tightened over time to pull a bowed wall back toward plumb.
Steel I-beam braces
Galvanized beams bolted to the floor and the joists above, holding a leaning wall from inside when digging outside is not possible.
Push piers
Steel pipes driven hydraulically to load-bearing soil or rock, using the weight of the house as resistance, then used to lift the footing.
Helical piers
Screw-shaped steel shafts turned into the soil to a measured torque. Suited to lighter structures, porches and new additions.
Epoxy and polyurethane
Epoxy bonds a structural crack back into one piece. Polyurethane foam expands to seal a leaking crack that is not structural.
Written into every contract
Six promises you can hold us to.
The approved price is the final price. Change orders only with your written approval.
A credit for every working day of delay we cause. Weather and inspections excepted, in writing.
Dust barriers, floor protection and a clean-up before we leave. Your home stays livable.
A text or email every working day with photos and tomorrow's plan, or the day is free.
Workmanship warranty in writing, transferable to the next owner, backed by a fixed address.
A small deposit, then you pay only for work that is already completed, inspected and photographed.
Who works on your foundation
A supervisor, an installer and your engineer, all named in writing.
You meet the supervisor at the inspection and the crew on day one. Each is background-checked, and when your job needs a structural engineer, you get their name and license number too.
Foundation supervisor
Inspects, measures, writes your plan and runs each repair day.
Lead installer
Sets anchors, bonds straps or drives piers to the design.
Structural engineer
Designs and signs off on the repair when the damage calls for it.
Illustrative project scopes
Foundation repair: scope and budget examples.
Planning examples with illustrative budgets and durations. These are not completed customer jobs, invoices or promises about your project.
Carbon fiber on a bowing wall
- Example budget
- $9,400
- Example duration
- 2 days
- Record type
- Illustrative scope
Crack injection, poured basement
- Example budget
- $2,300
- Example duration
- 1 day
- Record type
- Illustrative scope
Push piers under a settling corner
- Example budget
- $34,800
- Example duration
- 8 days
- Record type
- Illustrative scope
Your foundation is not average
Every foundation tells a story. Here is how yours changes the plan.
Every foundation estimate starts from the three tiers, then moves for soil, water, access and what the house sits on. Pick the case that sounds most like yours.
Selling with a known crack
Buyers and inspectors react to any crack. We document which are cosmetic and which were repaired, give you an engineer's letter when one applies, and keep invoices that turn the repair into a selling point.
Get my pre-sale foundation planA wet basement
Most wet basements come from water outside, not from the crack itself. We fix downspouts and grading first, then seal the crack or add an interior drain and a sump pump when the water table requires it.
Book my wet basement inspectionStone or brick foundation
Older stone and brick foundations move differently from poured concrete. Anchors and straps rarely suit them; repointing, parging and sometimes new concrete underpinning do. We explain each option in writing.
Book my old foundation inspectionA crack that grew fast
A crack that widens within weeks, or a door that suddenly will not close, needs a look within days. We inspect this week, shore the wall temporarily if needed and bring in an engineer before any permanent fix.
Book my urgent foundation visitChecking insurance coverage
Most policies exclude settling, but some cover sudden damage from a burst pipe or a vehicle impact. We document the cause in writing and in photos so you can ask your insurer with the facts already in hand.
Get my foundation damage reportClay soil and droughts
Expansive clay shrinks in drought and swells when wet, lifting and dropping the house each season. We look at watering, drainage and trees first, and recommend piers only when a footing has actually moved.
Book my clay soil inspectionA limited budget
Fixing drainage and sealing cracks costs a fraction of piers and often stops the problem. We rank the repairs by risk, do the urgent ones first and give you a simple monitoring plan for the rest of the list.
Get my foundation plan in stagesBefore a basement remodel
Finishing a basement over a wall that bows or leaks locks the problem behind new drywall. We stabilize, seal and add drainage first, so the finished basement stays dry and the walls stay straight for good.
Prep my basement before finishingWhat this service is
Foundation repair, described honestly.
Foundation repair is the diagnosis and correction of cracks, bowing walls and settling in a house foundation, using crack injection, carbon fiber straps, wall anchors, steel braces or piers. ProBuild Remodeling performs it as a licensed contractor, with a structural engineer's evaluation whenever the movement is significant.
The service covers inspection and measurement, crack injection, wall stabilization, underpinning with push or helical piers, drainage corrections at the foundation, and restoring the yard and basement finishes afterward. It does not cover full basement waterproofing systems, house raising, mudjacking of driveways, or new foundations for additions, which are separate projects.
It is for homeowners who see cracks, a bowing basement wall, sloping floors or sticking doors, and want an honest answer about how serious it is. It is not for commercial buildings over three stories or for homes that must be lifted and moved, which require a specialist structural mover.
Foundation terms on your repair plan
- Structural engineer
- A licensed engineer who evaluates movement, diagnoses the cause and designs or approves the repair for your house.
- Underpinning
- Extending a foundation's support deeper, usually with steel piers, so it rests on stronger soil below the footing.
- Push pier
- A steel pipe driven into the ground with the house's weight as resistance until it reaches firm soil or bedrock.
- Helical pier
- A steel shaft with screw plates turned into the soil to a measured depth and torque, then bracketed to the footing.
- Wall anchor
- A steel plate inside the wall tied by a rod to an anchor buried in stable soil outside, to hold a wall or pull it back.
- Carbon fiber strap
- A thin strip of carbon fiber bonded to a wall with epoxy to stop further bowing. It holds the wall but does not straighten it.
- Hydrostatic pressure
- The push of water in saturated soil against a foundation wall. A common cause of bowing and horizontal cracks.
- Crack monitor
- A small gauge fixed across a crack to show whether it is still opening, closing or staying the same over time.
Questions about foundation repair
Eight foundation questions, answered without scare tactics.
How much does foundation repair cost?
Sealing one or two stable cracks usually costs $1,500 to $6,000. Stabilizing a bowing basement wall with carbon fiber, anchors or braces runs $6,000 to $25,000. Underpinning with steel piers costs $20,000 to $75,000, depending on how many piers the engineer specifies.
When should I worry about a foundation crack?
Worry when a crack is horizontal, wider than 1/4 inch, shaped like stairs in block or brick, getting wider, or paired with sticking doors and sloping floors. Thin vertical cracks in poured concrete are usually shrinkage and only need sealing.
Do I need a structural engineer for foundation repair?
For stable cracks, usually not. For walls bowing more than about 2 inches, settling footings or any repair involving piers, yes. An engineer's evaluation typically costs $500 to $1,200 and gives you an independent diagnosis before any contractor quotes a fix.
How long does foundation repair take?
Crack injection takes one day. Carbon fiber straps or wall braces take one to three days, wall anchors two to five. Underpinning with piers takes one to three weeks once the engineer's design and the permit are approved.
Carbon fiber straps or wall anchors: which is better?
Carbon fiber suits walls bowing less than about 2 inches and needs no digging. Wall anchors suit walls bowing more and can be tightened over time to pull the wall back. Steel braces fit when there is no room to dig outside.
Does homeowners insurance cover foundation repair?
Usually not for settling, soil movement or slow water damage. Some policies cover foundation damage caused by a sudden event, such as a burst pipe. We document the cause in writing so you can ask your insurer with clear evidence.
Can a bowing basement wall be straightened?
Partly. Wall anchors and some brace systems can be tightened over months to move a wall back toward plumb, often by an inch or more. Carbon fiber holds the wall where it is. Walls bowing more than a few inches may need rebuilding.
Will foundation repair fix sticking doors and cracked drywall?
Lifting a settled corner often closes gaps and frees stuck doors, but new hairline drywall cracks can appear as the house moves back. We patch interior cracks after the lift has settled, usually a few weeks after the repair.
Foundation repair near you
Your remodeling address, within our service area.
Inspections are done by local supervisors who know the soil in your area, with structural engineers licensed in the state where your house stands.
- Maine
- New Hampshire
- Massachusetts
- Rhode Island
- Connecticut
- New York
- New Jersey
- Pennsylvania
- Delaware
- Maryland
- Virginia
- North Carolina
- South Carolina
- Georgia
- Florida
- Check your remodeling address
Same-week foundation inspection
Send your answers and a crack photo. Get an inspection this week.
A foundation supervisor reads your answers, texts back within 5 minutes during business hours and offers an inspection slot this week. The written plan follows within 24 hours of the visit.