How To Calculate The Cost Of Foundation Repair?

concrete underpinning

The cost of foundation repair is determined by the extent of the damage, the method of underpinning, the material used, and the number of piers required to provide adequate support and leveling. In order to get an accurate estimate, a foundation inspection is usually needed. This can take anywhere from 30 minutes to several hours, depending on the structure.

Certain soil types cause foundations to shift. Over time, foundations beneath homes experience stress and fatigue as the soil composition beneath the foundation changes, causing the home to become unlevel. There are several indicators that a structure is out of level and requires repair. Cosmetic, functional, and structural damage are the three types of foundation damage.

Cosmetic damage typically manifests itself first as cracks in the concrete underpinning, exterior brickwork, sheetrock walls, and ceilings. This is quite upsetting for a homeowner whose primary asset is their home. These cosmetic cracks usually make a homeowner call a foundation repair company to look at the foundation and see if it needs to be repaired and how much it will cost.

Functional damage is defined as structural components that have ceased to function properly. Doors and windows that do not completely close or latch properly are signs of functional damage. Massive gaps in the brickwork allow cold or hot air to enter the home. When the foundation is shifted, the framework and brickwork become distorted and out of alignment. Piers or underpinning are usually needed to level the foundation and fix the parts that aren’t level.

Structural damage is the most severe of the three categories. Massive cracks in the foundation, sheetrock, walls, and ceilings indicate structural damage to the point where foundation repair may result in additional damage. If you notice any of these signs on your foundation, you should hire a structural engineer to design a scope of work and piering method. Additionally, you should inquire with the engineer about the best foundation repair companies that he has worked with to repair the foundation. An engineer is one of the best sources of referrals for a foundation repair company.

The cost of foundation repair is determined by the quantity of underpinning or piers necessary to level the foundation. The estimator will establish the pier count. A repair estimate does not include a breakdown of labor and material costs. An estimator or engineer will determine the number of piers required to repair the foundation properly and multiply the number of piers by the cost per pier. A job of ten or more piers will typically have a lower price per pier than a smaller job. The fewer piers, the more money the foundation repair company will charge per pier.

Apart from the foundation repair itself, additional charges for engineer reports, plumbing tests, permits, and concrete breakouts will increase the cost of foundation repair. In Texas, foundation repair is extremely competitive, and a large number of people have foundation issues. While competition benefits the consumer, some contractors who offer extremely low prices deliver exactly what they promise.

To ensure that your foundation is properly supported with the appropriate amount of underpinning, it is prudent to have an engineer determine the number of piers and then have foundation companies provide you with an estimate for foundation repair based on the scope of repair outlined in your engineer’s report. It helps to safeguard both you and the foundation repair company against a poorly or excessively engineered repair plan. Underpinning areas of a home that have risen due to a plumbing leak or poor drainage can occasionally result in additional damage and repairs down the road. This is what happens when you fix a leak or make sure there is enough drainage. When the area under a foundation has dried out, it will be back to normal moisture levels.


Estimates vary in price according to the fees charged by foundation companies per pier. Numerous companies employ a variety of piercing techniques, materials, and machinery. It is not uncommon for a pier to cost as little as $100.00 or as much as $1,000.00 per pier. It is not always the case that the most expensive pier is the best, and it is not always the case that the least expensive pier is the worst. Pier prices are determined by the location and availability of materials, as well as the level of competition in a given market area. In the main city, the average cost of a repair with concrete pressed pilings is around $300.00 per pier, but in other parts of the country, where competition is low and materials are not readily available and must be delivered, pier prices can increase by several hundred dollars per pier.

What to expect from concrete underpinning services in Adelaide

Adelaide Underpinning Group is aware of the complexity of the concrete underpinning and creates solutions for each client. To create a thoughtful plan, we invest time. Our underpinning contractors in Adelaide have the skills and training to create customized concrete underpinning solutions. We ensure that our plans are capable of increasing load capacity and preventing foundational shifting. This is the true purpose of underpinning.

Adelaide Underpinning Group’s foundational solutions are designed to ensure that groundwork is properly stabilized. We promise to provide a solid foundational foundation. You don’t have to worry about anything with us. Our concrete underpinning services are unsurpassed. We are the best choice for you.

Before you hire a foundation contractor, there are several important points you need to consider.

Experienced: Only hire an expert who has been around for a while. Underpinners are more likely to encounter problems if they have completed more projects. Many things can go wrong on a project, and only professionals are equipped to deal with them.

Price: How much does it cost to do the job? However, we aren’t saying you should choose the lowest price or contract. Consider the value that you will get from the service.

Reputation: Ask around, talk to family, friends, and colleagues about the best foundation contractors. You will get an idea of who to deal with if you ask people who have built large-scale projects.

License: The license is the last, but not least, the thing you need to look for. Australia has a government code that requires only licensed companies to take on foundation work. Australian Construction is not only licensed but also has professionally licensed engineers.

All of these qualities are possessed by the Adelaide Underpinning Group. We believe in what we can do and are confident you will choose us to handle your next project, even if you look around for contractors.

Our goal is to deliver excellence

Underpinning is a process that strengthens the foundation of a property’s structures. We have a team of highly-skilled Adelaide underpinners who are capable of completing any project seamlessly, commercial or residential.

Sometimes, underpinning is done as part of the initial construction process. However, it can also be used as a repair method. Adelaide Underpinning Group’s services have become very popular. If you are looking for the best and highest quality services, we are the people you are looking for. Contact us now to get started.

Sudden shifts in the foundation are one of the most challenging things homeowners and builders have to deal with. This is not only worrying but also quite difficult to solve. We understand the complexity of this situation and will do our best to provide you with the best concrete underpinning services. We consider our clients our top priority and strive to provide the best underpinning Adelaide services for all. You will have a skilled team of Adelaide Underpinning Group’s contractors on your side. Without you worrying about anything, we promise to create a foundation that will last for years.

Our underpinning services will ensure that your foundations are strong and sturdy, even after any unwanted movement. We ensure that your foundations are built with care, using the most recent techniques. This will make it visible for many years to come.

When Is Underpinning Services Necessary?

Underpinning can be used to strengthen or stabilize foundations in buildings. It is the process by which foundations can be strengthened again after being damaged by various factors. The repair process involves focusing on the underside of the building, repairing it, and strengthening it so it can stand again. There are many types and approaches to underpinning, repairing, and strengthening your building. It all depends on the problem you have. But do you know when is the right time to hire underpinning for your home, business, or structure?

If there are cracks in your walls

The most obvious sign that your building needs underpinning is the appearance of cracks in its walls. They could appear first as tiny cracks then become larger cracks. Cracks like these can often be found inside buildings but it is possible to also find them on the outside. If you feel the cracks will become a big problem then it is important that you have them checked properly so that the best underpinning solution can quickly be provided.

Photo shows some of the screw piles used by our underpinning contractors in Adelaide

If the property tilts to one side

Appearance could be a sign that something is seriously wrong with the soil beneath. It can be dangerous but if you call in professional underpinning experts as soon as you see the line, it can be corrected before things got worse. Because these issues should often be dealt with before they get worse, it is vital to keep an eye out on your property.

Windows and doors sticking to each other

As the changing temperature can impact the opening and closing of doors, windows, and frames made from wood, it is worth checking if this is something you are experiencing. Sticky windows and doors are usually caused by improper alignment of the frames. If several doors on your property are stuck and this problem does not appear before, it is a good idea for you to contact an expert to have their opinion.

Basement showing changes 

If your basement is showing signs of moisture seepage or sinking into the soil bed, you may need to underpin it. It may also leak internal heat, even after repairs. You should consult an underpinning expert. Basement reinforcement is also possible if there are large buildings being built near your basement.

The original foundation is no longer trusted

This could happen because the foundation of your building is old and it may feel unstable from decaying wood below. Your building may have changed in use, so you might lose trust in its strength and need a stronger foundation. Whatever the reason, you should consult underpinning experts to determine if the foundation is not strong enough.

Underpinning is a great way to prevent costly repairs that compromise your building’s integrity. Underpinning Adelaide experts will help you to evaluate your property and recommend the best ways to stabilize it. 

What Is Underpinning & When Is It A necessity?

Underpinning is the strengthening of an existing building foundation. If the original foundation isn’t strong enough to support the house, then underpinning may be required. This usually happens due to changes in the soil structure.

What does the underpinning of a building mean?

Concrete Underpinning involves strengthening or supporting the foundations of an existing house, structure, or building. This can be accomplished by strengthening the existing foundation, adding expanding filler, or extending the foundation so that load is evenly distributed across a greater area.

When underpinning is necessary?

For most homeowners, the underpinning will be required if the foundation does not support the house. It’s usually due to:

The soil supporting foundation has changed in a way that is not obvious. Due to subsidence, moisture expansion and contraction, large trees nearby, and damaged plumbing left un-repaired.

The soil’s characteristics were not fully understood when the foundation was designed.

If the above reasons are not applicable, then underpinning may be required. New construction is happening nearby, which means that soil support for existing foundations will be excavated. To increase foundations existing, e.g. Adding another story to the building. Natural disasters such as earthquakes floods droughts cause the structure or other structures to become unstable.

Image is of equiptment used by our underpinning Adelaide team

Cracks found in floors or walls

Cracks are not always dangerous. Sometimes they’re just superficial cracks like minor or very small cracks in plaster, cornices, and skirting boards. It is possible to see bigger cracks, which can often indicate deeper issues such as uneven weight distribution from weak foundations.

It is best to watch the cracks over several weeks or even months to determine if they become larger, wider, or more severe. If they don’t change over a prolonged period, then subsidence is likely to have ended.

If you are doing a DIY appraisal of your property, here are some signs to watch out for. You should understand that subsidence is a common problem on many properties. If subsidence is occurring actively, underpinning is not required. Sometimes, once subsidence has occurred, the structure may reach equilibrium and no further danger. As with all things, it is best not to be unsure and ask a professional. That is why Adelaide Underpinning Groups offer a complimentary home checkup.

Does underpinning offer a permanent fix for this problem?

It will ultimately depend on where your home is located (the site classification) as well as the type and method of underpinning that you choose to address your problem. Not all types are suitable for every foundation problem. We let you know at the beginning of our complimentary home checkup if our underpinning method is suitable for you. If we can’t fix it permanently, we will tell you so and give you an alternative plan of action. Because it is the most reliable method of underpinning, we only use a screw pile.

What Are The Main Methods Of Underpinning?

Concrete Underpinning can be used to strengthen and repair the building foundations. In some cases, foundation failures or fittings can occur after the structure has been completed (sub and full-scale). If this happens, a solution must be found to restore structural stability. The way of concrete underpinning can be used to strengthen the foundations of buildings or other infrastructure. These methods involve the addition of permanent or temporary support to an existing foundation so that it can be enlarged and has a greater carrying capacity.

Most homeowners will need to underpin if the foundation is weak enough to support their homes. It is often due to:

The soil which supports the foundation may have changed in any manner, such as subsidence, moisture expansion/contraction, nearby large trees, or old, damaged plumbing that was not repaired. The soil’s properties were not properly understood in the initial design of the foundation, so the foundation was not appropriate for the conditions.

Underpinning may also be required in less-common cases. The structure’s use has changed, e.g. After a major renovation. New construction in the surrounding or locality will require excavation of soil to support existing foundations.

Structures have also been affected by natural disasters like earthquakes, floods, droughts, and other extreme weather conditions.

Methods of underpinning or some foundation strengthening methods: 
Mass concrete underpinning method (pit method)- The mass concrete underpinning method has been used for centuries. This method involves extending an existing foundation to create a stable stratum. The soil below the existing foundation will be excavated in stages or using pins. Once the strata are achieved, the excavation is filled in with concrete and stored for curing before the next excavation. To transfer the load from an old foundation to a new one, a new pin can be provided by placing dry sand and cement packs. This is a cost-effective method for foundations with shallow depths. 

Pier-and-Beam Underpinning Method- It is also known for the base and beam technique, which was introduced after the Second World War. Because mass concrete couldn’t be used for foundations with large depths, so this method evolved. It is feasible in almost all ground conditions. Reinforced concrete beams are used to transfer the load to concrete piers or mass concrete bases. The ground conditions applied loads and beam size will affect the beams’ depth and size. It is considered economical to drill below 6m.

Adelaide Underpinning Group providing underpinning services in Mendindie, Adelaide

Mini Pile Underpinning- This method can be used where loads from the foundation need to be transferred into strata at a distance greater than 5m. This method can adapt to the soil of variable nature. It is also possible to use it for soil that is hard to reach and could cause pollution issues. The driving of piles with a diameter between 150 and 300mm is possible. These piles can be a augured (or driven steel cased).

Method of Pre-testing- It can be used for stripping or Pad foundation. This can be used to build buildings with 5-10 stories. The subsoil is compacted and compressed in an excavation that applies predetermined loads to the soil before underpinning. This will cause less noise and disruption. This method is not suitable for floating foundations.