Your expected Topeka foundation repair cost will vary depending on a structure’s foundation type and the extent of damage. Experienced contractors using high-quality materials will typically charge more than other foundation repair companies, but their fixes will also last longer as well!
While only a Topeka foundation repair contractor can offer an exact repair quote for your property, consider some average costs for typical repair work. This can help you plan for your property’s needed repairs and ensure you schedule those fixes at the first sign of damage!
Topeka Foundation Repair Costs By Structure and Method
Your structure’s needed foundation repair will vary according to the foundation type and damage, as said. Check out some added details about standard foundation repair costs according to foundation types, damage they might suffer, and repair methods.
Basement wall foundation repair costs
Minor cracks along basement walls can typically be filled with a specialty injection that expands and fills all those gaps and holes. This injection then hardens as it dries, blocking moisture. Basement crack repair might cost anywhere from $250 to $800 per visit, but this material does break down after several years and will need reapplication.
If basement walls have started bowing, a foundation repair contractor in Topeka will usually apply carbon fiber straps, to keep the walls in place and prevent collapse. These straps might average between $350 and $1000 each, so your total foundation repair costs will depend on how many are needed for proper repairs.
Foundation leak repair
If your structure’s foundation has developed leaks, repairs usually involve digging around the foundation, filling cracks in the concrete, and adding better drainage systems. This process can cost anywhere from $2000 to $7000; however, leak repair is typically considered permanent and can help avoid future foundation cracks and other damage.
Concrete slab and basement wall underpinning
Underpinning or pier installation correct severe cracking. Pins installed into the ground are then attached to the foundation by brackets. These pins hold up the foundation, closing up those cracks and keeping the structure supported.
Concrete piers are similar; these are inserted under a concrete slab or basement foundation and they also hold up those sunken or broken areas. Underpinning typically costs anywhere from $1000 to $3000 per pier or pin, so your total foundation repair costs will depend on the number needed.
House leveling or slab jacking
House leveling or slab jacking might be used for both slab foundations and basements. House leveling starts with openings drilled through the foundation concrete; a specialty grout is then poured into those openings. As hydraulic equipment lifts the structure, the grout fills in that gap and then hardens.
Slab jacking lifts a sunken structure while also closing up cracks and gaps along the foundation. House leveling might cost as little at $500 and then up to $1500 or more, depending on how much lifting and grout are needed for a structure. This process is typically considered permanent so it shouldn’t need repeating over the years.
Pier and beam foundation repair costs
Sometimes a pier and beam foundation only needs re-shimming. Foundation shims are wedge-shaped pieces pounded between piers and beams, “jacking up” sunken beams and providing added support. Re-shimming might cost anywhere from $2000 to $4000, depending on how many shims are needed for repairs.
Severely damaged pier and beam foundations might need replacement pieces; these typically cost anywhere from $500 to several thousand dollars each. Your total pier and beam foundation repair costs might then average between $4000 and $7000.
Topeka Foundation Waterproofing Costs
Along with foundation repair, your contractor might suggest waterproof coatings and other solutions. Waterproofing keeps foundation concrete dry so it’s less likely to expand or soften and then crack, while also keeping basements and lower levels dry and safe for storage and occupation!
Foundation waterproofing costs might cost as low as $600 but will usually average between $1900 and over $6000, depending on the structure’s size and materials chosen. Depending on those materials, this waterproofing can last several years if not indefinitely, so you might not need it repeated over the course of home ownership.
Crawlspace Encapsulation and Vapor Barrier Costs
Crawlspace encapsulation covers virtually every square inch of a home’s crawlspace, keeping out moisture and pests and providing a clean, dry space for accessing plumbing and wiring under the house. Most encapsulation systems are priced by square foot, typically anywhere from $2 to $7.
A vapor barrier is similar to encapsulation but is only installed over the ground, blocking moisture from the soil. Vapor barriers are typically priced from $.50 to $2 per square foot. Additional dehumidifying systems and sealing can add a few hundred to a few thousand dollars to your total costs.
While these Topeka foundation repair costs might seem steep, remember that they are an investment in your structure’s stability! Ignoring needed repairs means more severe cracking and settling down the road, while timely fixes keep a structure free of cracks, water damage, and other foundation related issues.