$26,000 Foundation Repair Quote
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Investor · SC NC, VA · Member since 2020 · 1k+ posts · 756 votes
6yGotta ask ya, and I'm not being a smart alec, but if the foundation slipped 2 inches in 47 years it may not be a massive hurdle unless you're seeking to make it perfect (or the cracks look brand new). Cracks can be sealed and a foundation stabilized without lifting the house and building pillars. Certainly, there are others on here that may know better, but I would check with a few more foundation contractors and ask them for a cost to stabilize and repair from water leaks.
53 Replies
- Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes6y
Originally posted by @Account Closed:
@Frank Zondlo
NO. Piers are easy to add and they are praying they get your job. Probably the only thing they can do is support it, rather than try to raise it and replace the perimeter wall (which can be done, but may cause other problems). If you’re local, you can YouTube how to add piers to support or hire a handyman or someone to knock it out for half that (or maybe a quarter of that price really)
This is hardly a handyman Youtube job. A foundation company will dig out around the basement. They will jack up the foundation to the correct height and install piers. As far as price for that many piers, it a pretty big job. The price depends not only on the number of piers, but the amount of jacking and digging. I had the corner of a house jacked up 1.5" and they put in 5 piers. That job was $10,000 and came with a lifetime guarantee. I am not saying the price isn't high, but a quarter of the price would indicate a different scope or quality of work.
Get multiple bids. Only use a company with a good reputation that specializes in foundation work and is insured and bonded. Ultimately the cost doesn't matter, because you ask for it as a sellers concession. Give them a copy of the bid.
- Investor · Chicago, IL · Member since 2009 · 1k+ posts · 1k+ votes6y
I generally stay away from foundation problems.
Thanks everyone for the feedback. If this was a smaller ranch I would probably try to do the foundation work myself. Since it's a massive 2 story 3100sqft house and the cracked foundation runs down the length of the house I'm way less inclined.
I called 3 more local companies with great reviews and I should have all the bids in by Monday.
- Contractor · San Diego, CA · Member since 2018 · 432 posts · 221 votes6y
@Joe Splitrock I said he should educate himself about piers on YouTube. Getting a bid from handymen is an option for adding piers in my book, and paying $26k on foundation work is not realistic for most homes. Price does matter to most sellers and buyers. Asking seller to pay for it is a good idea, but that probably means you’re expected to pay near full price or market value for a house as its without foundation issues. Foundation issues are a way to buy for way below market and if you are up to solving them, can help your bottom line significantly. If you can’t figure out an economic way to handle it, stay away from it.
- Investor · Knoxville, TN · Member since 2016 · 47 posts · 86 votes6y
We have done foundation repairs before and not scared of them. When it comes to foundation companies that quote and come do a free quote we don't trust a single one of them. Most foundation companies send out salesman who dont know anything but what they learned in a two week training. If it does have structural damage and it sounds like it does spend the $500 to get a structural engineer out there to give you the solution to the problem. They will be honest and tell you what the fix is. Then call the foundation companies to fix what the structural engineer said.
- Real Estate Agent · Scottsdale, AZ · Member since 2019 · 448 posts · 320 votes6y
Originally posted by @Frank Z.:
I'm in the Atlanta area and I got a quote from AquaGuard today for fixing the foundation of a house I'm interested in purchasing and it came out to $26,000. House is in pretty good shape outside of the foundation issues.
The house is on a hill and the part on the lower side of the hill is sinking into the ground. So far it has sank about 2 inches at the worst corner.
AquaGuard recommended putting in about 18 piers as one side of the 3,100sqft house needs to be jacked up. Is this price reasonable?
It's impossible to answer this without a lot more information. Are they doing underpinning or a bench footing? Are they doing a digout? If so, how far down are they digging? What kind of foundation is there now? Is it concrete? Brick? Have you gotten an independent opinion from a structural engineer? You NEED one if no. Have you gotten any other bids besides this one? If yes, what are those coming in at? If no, I would recommend getting at least two more.
- Real Estate Agent · Scottsdale, AZ · Member since 2019 · 448 posts · 320 votes6y
Originally posted by @John Morgan:
We have done foundation repairs before and not scared of them. When it comes to foundation companies that quote and come do a free quote we don't trust a single one of them. Most foundation companies send out salesman who dont know anything but what they learned in a two week training. If it does have structural damage and it sounds like it does spend the $500 to get a structural engineer out there to give you the solution to the problem. They will be honest and tell you what the fix is. Then call the foundation companies to fix what the structural engineer said.
Well said!
- Real Estate Agent · Scottsdale, AZ · Member since 2019 · 448 posts · 320 votes6y
Originally posted by @Account Closed:
@Frank Zondlo
NO. Piers are easy to add and they are praying they get your job. Probably the only thing they can do is support it, rather than try to raise it and replace the perimeter wall (which can be done, but may cause other problems). If you’re local, you can YouTube how to add piers to support or hire a handyman or someone to knock it out for half that (or maybe a quarter of that price really)
I can only speak for myself on this but I would never, ever, ever hire someone like a handyman to do foundation work. Someone who doesn't know what they are doing can literally destroy a property with improper foundation work. This is one area you absolutely cannot cheap out on. I would only go with someone licensed, insured, and only after obtaining a report from a licensed structural engineer.
- Rental Property Investor · Woodstock, GA · Member since 2017 · 517 posts · 772 votes6y
I'm in N.Atlanta.
Never use Aquaguard. They'll charge you 3-5X more than anyone else.
You can find some foundation companies that are around $600 - $800 per pier. Definitely get more quotes. I'd estimate around $10-$12k for what you're talking about.
If you're under contract, ask for the $25k off.
- Investor · Nashville, TN · Member since 2019 · 40 posts · 25 votes6y
@Frank Zondlo
Hey Frank! I have a property that had some structural and foundation issues. After the second company came out I hired a structural engineer to tell me EXACTLY what I need done. Often times the company you hire will credit you the $500 for the engineer if it’s over 10k (don’t quote me on that, but I’d ask) with the structural engineers report I was able to compare apples to apples on the exact fixes needed. My first quote was $38k and I got it done for 9.5k with a reputable, warranty included company who likely operates in ATL too. Just a thought on a way to go about it. The structural engineer is going to tell you in an unbiased way. Some will tell you even the products to use.
Hope this helps!
- Rental Property Investor · Ithaca, NY · Member since 2015 · 1k+ posts · 1k+ votes6y
@Frank Zondlo
Check with 2 other contractors if you can.
- Rental Property Investor · Brooke Park Drive · Member since 2018 · 1k+ posts · 2k+ votes6y
I bought a house a little bit ago for that amount. Rents for 650.
- Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes6y
Avoid this deal unless you are getting it crazy cheap. Once they jack it up you might need to redo all the windows, door seams, etc. It can mess up a bunch more stuff. I have seen quotes much higher then $26k.
- Investor · San Antonio, TX · Member since 2019 · 576 posts · 307 votes6y
@Frank Zondlo
Wow. That is an eye opener for me.
I work in San Antonio and I think the highest slab foundation repair quote I've ever been given was 15K, for a house where the foundation was so off the roof was caving inward.
Typically for what you described the cost in my location would be somewhere between 8-12K with an engineers report and 5 year real warranty included.
That may be a normal price for your area, but as others have mentioned certainly get a 2nd or even 3rd opinion and negotiate as well.
- Contractor · San Diego, CA · Member since 2018 · 432 posts · 221 votes6y
@Steven Lowe you’re probably referring to a fake handyman. A real handyman can do anything well on a house and has more skill than most laborers working for a foundation company. Again, it’s a no-go scenario due to cost, so I suggested an option that saves money. How would you fix a foundation like this and afford the deal? It’s not doable unless you take matters into your own hands, educate yourself on what to do and hire someone to carry out your idea. Also, I’m not suggesting raising the house, just supporting it. Simply putting piers in. I’ve worked in many crawl spaces and there’s old houses with all sorts of little piers set on blocks and rocks or wood etc. I would do something with a small footing, but put a lot of them in to distribute the weight. Nothing too complicated about it, just a bunch of crappy work if you’re crawling.
- Wholesaler · Louisville · Member since 2019 · 11 posts · 9 votes6y
@Frank Zondlo
Frank, I work for a company called TFS( the foundation specialist) and Aquaguard is one of our partners, we carry the same products. Did they offer you a 10% discount? The price sounds reasonable for 18 piers but I have a feeling you’re being up sold.
These types of companies are geared towards residential home owners and sometimes aren’t too investor friendly when it comes to price
HOWEVER- with aqua guard I can almost guarantee you will be getting the best fix, the best warranty, the best guarantees and the best workmanship.
As others have mentioned I would recommend getting other opinions from other reputable companies, and then see who can price match and negotiate. If you’re really good you can probably get 15-20% off the quoted price.
Ready for the secret sauce?
As a sales rep for a foundation repair company we typically give homeowners 3 options:
1 the minimum fix
2 the minimum fix + some extra protection
3 the Lamborghini (best of the best)
From what I’m hearing you have been quoted a mix of option 2 and 3. Remember the contractor you met with is a sales guy, he is paid on commissions bigger job= bigger pay check.
Here’s a easy rule of thumb:
The minimum fix for your foundation with push piers should span from crack to crack and always wrap a corner.
With foundation problems there is nearly always 2 cracks, we call them sister cracks, and they form the hinge point of your settled foundation. The key is to pick the corner up and fully support the broken area from crack to crack. Anything more is added protection.
Hope this helps!
If you want to send me your proposal I can look it over to help decipher it.
- Real Estate Agent · Scottsdale, AZ · Member since 2019 · 448 posts · 320 votes6y
Originally posted by @Account Closed:
@Steven Lowe you’re probably referring to a fake handyman. A real handyman can do anything well on a house and has more skill than most laborers working for a foundation company. Again, it’s a no-go scenario due to cost, so I suggested an option that saves money. How would you fix a foundation like this and afford the deal? It’s not doable unless you take matters into your own hands, educate yourself on what to do and hire someone to carry out your idea. Also, I’m not suggesting raising the house, just supporting it. Simply putting piers in. I’ve worked in many crawl spaces and there’s old houses with all sorts of little piers set on blocks and rocks or wood etc. I would do something with a small footing, but put a lot of them in to distribute the weight. Nothing too complicated about it, just a bunch of crappy work if you’re crawling.
I have no idea what a "fake handyman" is. I haven't ever met a handyman, real or otherwise, that knows more about foundations than a qualified foundation company. It's a specialized industry. Perhaps things are different in your part of the country.
The real question isn't how to "afford the deal" it's why would anyone do something so risky and put it in the hands of someone who isn't qualified? I have seen projects where the house literally came down on top of the workers because they were doing foundation work and clearly didn't know what they were doing.
@Jonathan Greer
We must have different soil or something. We are mostly clay here. A pier in my area is a 2” solid metal rod that you “screw” into the ground anywhere from 15-30 ft til it resists enough to allow it to support weight. Like a giant cork screw.
Sounds like you are talking about a concrete pier or something else dug only a few into the ground. Which a handy man could do.
I knew we couldn’t be saying the same thing. We don’t have any earthquake code here either so all different in different areas and people use the same words for different things.
- Contractor · San Diego, CA · Member since 2018 · 432 posts · 221 votes6y
@Victor S. Wow, thank you for the picture! I’ve never heard of or seen piers like that. Very interesting!
- Contractor · San Diego, CA · Member since 2018 · 432 posts · 221 votes6y
@Josh C. I see! Victor posted a nice pic of it. Had no clue, but it totally makes sense now that I consider how bad clay can be when it’s wet. I would still assume to create a bunch of little piers with flat, wide footings to avoid further sinkage, like a giant ship. I know it sounds crazy, but it’s better than doing nothing if you can’t afford $26k and the house seems fine other than sinking a couple inches over like 50yrs. Very good info about the clay for any oos investors.
- Contractor · San Diego, CA · Member since 2018 · 432 posts · 221 votes6y
@Steven Lowe ok, you’re not thinking about what I’m saying. A fake handyman is one who poses as a handyman, but doesn’t have the real experience and expertise. A real handyman is one who has worked on houses and buildings their whole life and is generally very handy or strong in their field of home construction at large. As others have stated, the foundation companies will be wrong often, overestimate and/or send sales guys that aren’t the true experts. Can’t trust them and it’s better to get an engineer. As to the fear the house will fall in you, you’re painting the wrong picture as that would involve jacking the house up or removing existing bracing. What I suggested was adding more bracing (piers) without removing any of the existing. No need to be overly negative about positive solutions. Always good to educate yourself on work you want done and tell the contractors specifically what you’re looking for. The engineer for advice would be the safe solution to simply trying to figure it out through YouTube, however, the engineer will provide an expensive solution for a foundation company to perform which brings you back to the price problem still. I don’t know why there’s so many “house is going to fall down” comments on here, but that’s USUALLY not the case at all.
- Real Estate Agent · Scottsdale, AZ · Member since 2019 · 448 posts · 320 votes6y
Originally posted by @Account Closed:
@Steven Lowe ok, you’re not thinking about what I’m saying. A fake handyman is one who poses as a handyman, but doesn’t have the real experience and expertise. A real handyman is one who has worked on houses and buildings their whole life and is generally very handy or strong in their field of home construction at large. As others have stated, the foundation companies will be wrong often, overestimate and/or send sales guys that aren’t the true experts. Can’t trust them and it’s better to get an engineer. As to the fear the house will fall in you, you’re painting the wrong picture as that would involve jacking the house up or removing existing bracing. What I suggested was adding more bracing (piers) without removing any of the existing. No need to be overly negative about positive solutions. Always good to educate yourself on work you want done and tell the contractors specifically what you’re looking for. The engineer for advice would be the safe solution to simply trying to figure it out through YouTube, however, the engineer will provide an expensive solution for a foundation company to perform which brings you back to the price problem still. I don’t know why there’s so many “house is going to fall down” comments on here, but that’s USUALLY not the case at all.
I've been a General Contractor in the Chicago area for 10 years and have done hundreds of renovation projects, commercial and residential, ground up and existing, so I think I'm qualified to comment on this topic. I would NEVER hire a handyman for foundation work. You're asking for trouble on this if you do.
To me a handyman is typically an uninsured, unlicensed person who does very small residential projects, always cosmetic. Tile a laundry room floor? OK. Install piers under your foundation? No freaking way.
Sure, you might be able to get cheap labor from them vs. hiring a qualified foundation contractor but what if something goes wrong? Guess what your insurance company will say? You have no backup from a structural engineer and no recourse with the person who did the work other than perhaps suing them because they have no license let alone general liability or builder's risk insurance.
There is no amount of arguing you are going to do with me to change my mind on this.
- Contractor · San Diego, CA · Member since 2018 · 432 posts · 221 votes6y
@Steven Lowe as if it’s going to cause a problem adding extra bracing to the house. You’re creating a straw man argument over and over. I was clear, no change to the perimeter wall which would mean you have to lift the house. Piers are posts supporting beams. IT IS NOT DANGEROUS TO ADD EXTRA SUPPORT TO THE HOUSE TO PREVENT SINKAGE. You don’t have to jack the house up, or move any existing walls or bracing. And again, you’re creating a worst case scenario about a handyman not being licensed. There are handymen that will school your *** and have been licensed longer than you. I would know, because I’m one of them and have met others. Is it possible to find a handyman who knows how to put in a post on a block? Hmmm?? But it’s always these worst case scenarios with some people on here playing on people’s fear to win the safe card. This is the worst argument I’ve engaged in on here over the last three years. Not that bad huh?
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