Calculating the Average Cost of Foundation Repair
Homeowners have many questions when they begin considering foundation repair. The most frequently asked question is, “how much does it cost”? When told the price varies based on many different factors the next question they ask is, “well then, what is the average cost of foundation repair”? The average cost of a foundation repair job performed by Stratum Foundation Repair is $4,284.92. Of course that means we repaired many homes for less than that amount and some homes were more expensive to repair. Note, this average refers to DFW. For more information on foundation repair in Houston, visit here.
Our objective with this blog post is to help you understand how the pricing is calculated and give you a good idea of what to look for when receiving bids from foundation repair companies.
Getting a structural report
One item to consider when calculating the average cost of foundation repair is the cost of a structural report from a licensed engineer. Engineering is required by the city for all foundation repair. Two engineering reports are needed, one before foundation repair is performed and one after the work is completed.
You should expect these reports to run anywhere from $300 to $800 for both reports. Typically the initial report is more expensive than the final report.
Testing the plumbing after the repairs
The next factor in the average cost of foundation repair is a plumbing test. When you repair a slab there is always a risk that movement may cause damage to the pipes that run through your foundation. It is highly recommended that you have a licensed plumber come out to your home to perform a plumbing leak test after the foundation work has been completed. An undetected leak will undermine the foundation repairs and potentially void your lifetime warranty.
The cost of a plumbing leak test can range from $100 to $300.
Determining which system to use
There are many different pier systems being sold in the foundation repair industry. The main difference between the various systems is the depth achieved by the pier, and how that depth is obtained. Typically the deeper the pier the better result.
Depending on the material we use our pier systems range from $235 to $650 per pier.
How many piers do I need?
This is the biggest unknown and should be determined by a professional. With foundation repair, it’s not the severity of the problem that determines the price, it’s the amount of area being affected. When stabilizing a house, we determine which beams are settling and then place piers every 6-8 feet under that section. Every house has different amounts of damage and different beam placements. The sample we are using is the Dallas area, including most major suburbs in the Metroplex from Plano to McKinney to Lewisville, and everything in between. The average home needs 12-14 piers installed.
Other cost factors
Depending on obstacles encountered while working additional charges might be necessary. The most common additions include concrete/deck/paver breakouts and replacement. Occasionally root barriers may be recommended to protect your foundation from nearby trees. Also drainage work around the house may be recommended. There are other items to consider that are site specific and can be discussed with your foundation repair estimator.
You should only use the information in this article as an informational guide to help you choose the correct company. Only a foundation repair expert can determine the scope of work needed to perform the repairs on your home. We hope that this gives you an idea of what to expect when it comes to pricing out foundation repair. If you would like to have an experienced representative from Stratum Foundation Repair come do a free estimate, please call our office at 214-683-2956 or fill out the form HERE to receive a call from us.