Most foundation repairs fall between about $2,200 and $8,200, and bigger Richmond jobs can reach $26,000. Get a free inspection and your exact price in writing.
We connect property owners in Richmond and nearby areas, including The Fan, Museum District, Church Hill, Shockoe Bottom, Ginter Park and Woodland Heights, with one independent local foundation repair specialist.
What it costs
Typical published ranges for Richmond. The contractor's written estimate is the price, and the inspection is free.
Work
Typical range
Foundation inspection and written estimateThrough Richmond Foundation Repair
Free
Most foundation repairs, national
$2,200 to $8,200
Minor repairs in Richmond
$2,100 to $4,200
Major repairs in Richmond
$2,500 to $26,400
Steel or helical piers, each
$1,000 to $3,000
Crawl space or pier and beam repair
$2,000 to $15,000
Crawl space encapsulation, most homes
$5,000 to $15,000
Basic encapsulation
$2 to $4per square foot
Crack sealing or injection
$200 to $1,000
Wall anchors, each
$400 to $900
Bowing wall repair
$4,000 to $15,000
Carbon fiber straps
$4,000 to $12,000
Basement waterproofing
$3,000 to $10,000
Interior drain
$40 to $120per linear foot
Sump pump
$600 to $2,500
Regrading soil around the house
$500 to $3,000
Slab lifting by mudjacking
$500 to $1,900
Structural engineer's report, if needed
$250 to $500
The short answer
Most foundation repairs in the U.S. cost about $2,200 to $8,200, with an average near $5,200, according to one national cost guide. In Richmond, one local cost guide puts minor work like crack repair at about $2,100 to $4,200, and major work like piers and underpinning at $2,500 to $26,400.
In Richmond, a lot of the work is under the house. Crawl space encapsulation runs about $5,000 to $15,000 for most homes.
These are typical ranges, not quotes. Your price depends on your house, and you get it in writing after a free inspection.
Where these prices come from
The prices on this page are typical published ranges from Fixr, HomeBlue, HomeAdvisor, This Old House, Angi and Today's Homeowner, not a quote. Prices change, and every house is different.
What moves the price in Richmond
How much of the house moved. One settled corner might need a few piers. A whole wall, or the middle of a crawl space, needs more. The number of piers or supports is the biggest thing that moves the price.
Crawl space or slab. Most Richmond homes sit on a crawl space. Only about 4 to 7 percent of homes in the city have a basement, one Virginia study of home sales found. Crawl space work is often a mix of supports, wood repair and moisture control. Slab homes, common in newer suburbs, usually need piers at the edge.
How wet the crawl space is. A crawl space that is just damp may need a vapor barrier and better gutters. One with standing water, mold or rot may need drains, a sump pump, wood repair and full sealing. That can double the price or more.
The age of the house. About 29 percent of homes in the city were built before 1940, according to an analysis of Census data. Old brick walls may need repointing with a mortar that matches the original. Old wood beams may need new supports.
Soil. Some Richmond area soils swell and shrink. Henrico County maps these areas and requires soils reports for new homes there. Soft or swelling soil can mean deeper piers.
Access. A low or tight crawl space is slower to work in. A wall next to a driveway or a neighbor's house limits where anchors can go.
Permits. The City of Richmond requires a building permit for most repairs and alterations to a home, other than ordinary repairs listed in the state code. The permit fee is usually part of the estimate. Ask.
Water fixes. Gutters, downspouts and grading cost less than most other parts of the job, and they help every other fix last.
What is usually included
A complete written estimate should list:
What is wrong and what caused it
Each pier, support or anchor, and where it goes, often on a drawing
Any crawl space work: liner, vent sealing, dehumidifier, drain, sump pump
Any wood repair or replacement
Water fixes like gutters, downspouts or grading
Permits and who pulls them
Cleanup
The warranty, in writing, and whether it transfers when you sell
The schedule and payment terms
Ask what is not included, too. Patching drywall, plaster and brick after a lift is often extra.
Ways to keep the cost down
Catch it early. A small crack or a damp crawl space costs less to fix now than after a beam rots or a wall bows.
Fix the water first. Clean gutters, long downspouts and soil that slopes away from the house are cheap and help every other repair.
Get the right fix, not the biggest one. Some crawl spaces only need a vapor barrier and gutter work. Some walls only need carbon fiber, not anchors. Ask why each part is in the plan.
Compare what is included. Two bids can look far apart because they cover different work.
Ask about the warranty. A transferable warranty can help when you sell.
Is crawl space encapsulation worth the money?
For many Richmond homes it is one of the bigger costs on the list, so it is fair to ask. A U.S. Department of Energy funded study of homes in the humid Southeast found that sealed crawl spaces stayed much drier in humid weather than vented ones. The homes with sealed crawl spaces used about 15 percent less energy for heating and cooling on average. Your savings will depend on your house. The inspector will tell you if your crawl space needs the full job, a simpler barrier, or nothing at all.
No surprises
The price is set in writing before any work starts. If the crew finds something during the job that changes the plan, they should stop and talk to you before doing more.
How to get your exact price
Call (804) 293-2238 or send the form. Tell us what you are seeing.
Free inspection. A local crew checks your floors, cracks, crawl space and drainage.
Written estimate. You get a price with each part listed.
You decide. No pressure, and no obligation.
Frequently asked questions
What is the average foundation repair cost in Richmond?
One cost guide puts Richmond foundation repair at about $2,100 to $4,200 for minor work like crack repair, and $2,500 to $26,400 for major work like piers and underpinning. The national average is about $5,200. Your free inspection gives you the real number for your house.
How much does crawl space encapsulation cost in Richmond?
Published national guides put most jobs at $5,000 to $15,000, with an average near $5,500. Basic jobs run about $2 to $4 per square foot. Mold, rot, drains and floor supports add to the price.
How much does one pier cost?
Published guides put piers at about $1,000 to $3,000 each, depending on the type and how deep they go. The number of piers your house needs matters more than the price of each one.
Does homeowners insurance pay for foundation repair?
Settling, soil movement and slow leaks are usually not covered. Some policies cover damage from a sudden event like a burst pipe. Flood damage needs flood insurance. Read your policy and ask your agent before you file.
Why do two estimates for the same house differ so much?
The bids may fix different things. One may support only the worst corner while another supports the whole wall. One may include crawl space sealing or drainage and the other may not. Compare what is included, not just the total.
Is the cheapest bid a good idea?
Not always. A bid that skips the water problem, or uses fewer supports, can cost more when the problem comes back. Ask each contractor to explain what they will do, why, and what the warranty covers.
Can I pay over time?
Many foundation contractors offer financing. Ask about it when you get your written estimate.