Foundation and basement quotes depend on what's actually causing the problem. Here's what drives the price, how to compare proposals, and what to watch out for. We don't list prices, because the right fix depends on the cause.
What affects the cost
- The cause: water, soil pressure, settling or something else
- Type of fix: crack injection, interior drainage and sump, exterior excavation and membrane, wall anchors or bracing, or piers
- Length and depth of the walls involved
- Access: tight lots, decks, landscaping and finished basements
- Sump pump size and battery backup
- Downspouts, grading and yard drainage
- Engineering reports and permits
- Warranty length and whether it transfers
Questions to ask
- What's causing the problem, and how does your fix address that cause?
- Do you recommend an independent structural engineer's evaluation?
- Which cracks are cosmetic and which are structural?
- What does the warranty cover, for how long, and does it transfer to a buyer?
- Will finished walls or flooring need to come out?
- Are you licensed where required and insured?
Red flags
- High-pressure inspections with a same-day discount
- Recommending a full system without explaining the cause
- No written scope, drawings or warranty terms
- Lifetime warranties from companies with no track record
- Treating the inside only when water clearly comes from outside drainage
Missouri vs. Illinois
- In Madison and St. Clair counties, mine subsidence coverage is included automatically in homeowners policies; in Monroe County it's optional. If cracks appear suddenly, talk to your insurer.
- Parts of Monroe County, including Columbia, sit on Illinois' sinkhole plain.
- Missouri has no statewide license for this work; check local permit rules.
New work order
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