Foundation crack repair sticker shock? Here are your options.

For homeowners, foundation problems can be a scary—and costly—thing to repair. The average foundation repair costs about $3,500, but some cracks require hydraulic pier installation, which can run up to about $40,000. Not many people have that kind of money just laying around.

And, if you’re going to attempt a DIY repair, you need to be careful: you could just be exacerbating the issue. It’s crucial to treat the cause of the foundation crack, not just put a band-aid on the issue by patching it time after time. It’s also important to note that if you do the repairs yourself, you will be required to disclose exactly what repairs you did and you will be held liable. Depending on state and federal rules regarding disclosure, you could be held liable for withholding any information about repairs or foundation problems.

Your best bet is getting a professional to come and look at the crack to diagnose the root cause of any crack. If, however, you call a foundation crack expert and are shocked by the sticker price of going through with the proper repairs, you have options. Selling a house with foundation issues is an option to consider, especially when the repair cost is in the tens of thousands.

It’s true that some foundation cracks are not signs of underlying structural issues, but you should monitor growth or changes in even seemingly harmless hairline cracks. A good rule of thumb is that any crack over 1/16” is a sign of structural problems, but even a crack as small as 1/64” can let termites through.

Here are some warning signs to look for when it comes to foundation issues:

1. Cracks in the flooring, walls or foundation

Physical cracks are the most obvious sign of foundation issues. While all cracks should be taken seriously and monitored for signs of growth, horizontal cracks are the most serious. Horizontal cracks typically point to larger structural issues and a buildup of hydrostatic pressure, which may even require excavation and the installation of hydraulic piers. In the event that piering is required, selling a house with foundation repairs might be the most economical decision.

Small vertical and L-shaped cracks are usually due to your foundation settling. Concrete shrinks as it cures, which can cause cracks. Although settling is a normal occurrence, it is important to monitor these cracks for changes that could point to more serious problems.

2. Jammed doors

This warning sign is a little less obvious. But if you have a door that doesn’t shut easily, it could be a sign of foundation trouble. If this is the case, be sure to check the outside of your foundation, as well as your basement and crawlspace for further signs of foundation damage.

3. Chipped or flaking concrete

Chipping or flaking foundations could point to problems with the concrete itself. Concrete foundations laid in the early 20th century was sometimes mixed with impure sand or excess water. Check the integrity of the concrete by tapping the foundation at several points with a screwdriver. If any further flaking or chipping occurs, then you may need to contact a professional. In this case, selling a house with foundation problems might be a cheaper alternative to going through with the repairs.

Foundation cracks are not cheap to fix. If you called a foundation repair expert and got sticker shock at the price, don’t worry.Selling a house with foundation problems is always an option.

At Wren Realty, we like to think of ourselves as hope when you need it most. Give us a call, and we’ll talk you through your choices, risk-free—if you choose not to sell to us, then we walk away friends. If you do, you walk away with cash and piece of mind.

Schedule a consultation today.


Please contact Rob or Laurie, by phone or through our online form, with any questions you have about selling your property.

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