Foundation Repair Budgeting

So, you think something is wrong with your foundation, but you haven’t contacted a contractor. Why? Because you don’t know how much foundation repair in Baltimore will cost you.

Most foundation repair costs will vary depending on the problem and its individual scope. However, a few things you can keep in mind while preparing your repair budget will help you estimate how much you’ll need to save.

Should You DIY Your Foundation Repair?

There are several pervasive myths that scare many people away from professional foundation repair.

Some people say the practice is too expensive, others argue it’s too invasive, and both make homeowners think professional assistance isn’t worth the cost. Partner that mindset with the recent rise of DIY, and you might imagine several homeowners asking: can you manage foundation repair on your own?

The short answer is no. You need to leave foundation inspection and repair to the professionals unless you have the licenses and certifications necessary to repair your home. While DIYing your foundation may seem cost-effective, the reality is that you may end up making the problems with your foundation even worse by trying to treat them yourself.

There are ways to save money on foundation repair. One of the best methods to protect yourself from unexpected costs is to waterproof your foundation as soon as you move into your home.

While it’s more challenging to waterproof pre-existing homes, it is possible, and doing so will save you a lot of stress in the long run.

Alternatively, don’t hesitate to talk to the contractors serving the Baltimore area about their pricing. Before committing to a contractor, seek out several free quotes to see the average cost of foundation repair. Once you have that information, you’ll be better equipped to negotiate.

Preparing for Cracks

The amount you’ll have to budget for foundation repair will depend entirely on the problem you anticipate facing.

One of the easiest faults to fix in a foundation is a crack. Smaller cracks won’t compromise the structural integrity of your home if you treat them quickly. That said, any crack that exceeds 1/8th of an inch in size is a crack that’s probably causing other problems throughout your home.

The types of cracks you’ll see most often in your foundation include:

• Vertical Cracks: These cracks appear when the foundation supports are exposed to excessive water. If the contractor who built your home used green wood in your supports, for example, your walls may start to bow as water permeates the overly porous material.
• Horizontal Cracks: These cracks form when the soil around your home begins to shift or exert excessive hydrostatic pressure on the foundation.
• Diagonal Cracks: These cracks are a sign that your home may be settling unevenly or that one side of your home may be exposed to more groundwater. If left untreated, these cracks will vary wildly in size, but one side will typically be wider than the other.
• Stair-step Cracks: These cracks appear in homes with brick-and-mortar foundations and signify that water has entered the house.

Foundation repair contractors seal foundation cracks with polyurethane foam injection. The cost of the injection will vary depending on the size and severity of the cracks.

Preparing for Leaks

There’s a difference between a foundation crack and a foundation leak. A foundation repair contractor can tell whether or not your foundation is leaking based on the basement moisture. If you are dealing with a foundation leak, then you’re not only going to have to budget for crack filling and sealing but also for further foundation waterproofing. Be prepared to consider:

• Draining your window wells
• Exterior waterproofing via outdoor excavation
• Installing a sump pump
• Repair tie-rod leaks

What to Expect If Your Home is Sinking

It’s easier than you think to determine whether or not your home is sinking. An inspector will be able to assess the structural integrity of your foundation as well as your grading and let you know if your home needs underpinning or if it can be protected with a less all-encompassing solution.

If your home is sinking, however, you need to act quickly. Repair solutions, like piering and concrete lifting, lift your home to ground level, ranging in cost. Average foundation repair product prices are $1,000-$3,000 and up per foundation pier and $500-$1,300 and up for leveling/slab jacking. It depends on the severity of the sinkage. In these cases, consider asking your contractor if they’ll work with your home insurance to lessen the severity of your costs.

Contractor Repairs and Other Solutions

Again, the cost of your foundation repair will depend entirely on the problems a contractor finds after a free inspection. Once your contractor has identified any potential problems with your foundation, the two of you will be able to discuss the different solutions available to you and their costs. Most contractors will propose one or some combination of the following solutions if damage has been done to your foundation:

• Crack Injection
• Underpinning
• Slab Jacking
• Preventative Exterior Waterproofing
• Preventative Interior Waterproofing
• Gutter Fees

If you’re concerned that you haven’t budgeted enough for comprehensive repairs, talk about setting up a payment plan with your contractor. Alternatively, quote-compare and see if your contractor is open to negotiation. Whatever you do, don’t wait to fix the biggest threat to your foundation. The longer you delay fixing your foundation, the more severe – and expensive – the problems therein will become. Contact JES Foundation Repair today to learn more.

Related Resources

House Foundation Repair: The Ultimate Guide

How to Waterproof Your Basement Foundation: 5 Steps

Foundation Wall Cracks