If you have noticed cracks in your basement walls, you may be wondering how much it will cost to fix those walls? There are a number of factors that go into determining the price for fixing cracked basement walls. Continue reading below to learn more about the variables that can affect cost.
What are the cost factors for cracked basement wall repair?
- Linear Footage – How many linear feet do the cracks cover? Our crews will measure the cracks and get a more accurate picture of the severity. The more linear feet the more the costs increase for repair.
- Type of Cracks – Do the cracks run vertically or horizontally? Are they straight or do they resemble a stairstep? Are they primarily in the mortar joint or is the brick or block also cracked? The types of cracks tell us a lot about the cause and potential severity of the issue.
- Wall Movement – Is the basement wall moving? Common types of movement include bowing in or deflecting, and shearing, which means the wall is sliding off the foundation. The type of movement and the severity determines the best repair option. If the wall is bowing less than 2”, carbon fiber can stabilize the wall and prevent further movement. If the wall is bowing more than 2”, a plate anchor system or helical tiebacks may be needed to stabilize the wall. In order to straighten the wall, we will have to dig out the exterior of the wall. The space around the outside and obstacles such as trees and utilities all factor into the cost. If there is not enough room to get large equipment in, we will have to hand dig or use smaller equipment, adding to the time and cost. Similarly, if there are utilities or structures close to the wall that will have to be navigated, that will increase our time on the job and add to the cost.
- Replacement – In some severe cases, the wall may be beyond repair and will have to be replaced. Wall replacement is a major repair and comes with significant cost and risk. In order to rebuild the wall, the house must be supported with temporary bracing or support beams to ensure the structural integrity of the house is maintained. If the house is older, it may not have footings, or the footings may not be up to current codes. In that case, we would have to pour footings. Once the new wall is in, the county inspector will likely require us to waterproof it, which we also highly recommend. Water intrusion most likely caused or contributed to damage to the wall in the first place, so building a new wall and not properly waterproofing it would not prevent the problem from reoccurring in the future.
Average Costs for Repairing Cracked Basement Walls
Since so many factors affect the cost for repairing basement walls we always recommend you schedule a consultation with a reputable foundation repair company. However, the following averages based on our experience will give you a ballpark price for repairs.
Based on an average horizontal crack that runs 20 linear feet, the cost will depend on the type of repair needed. If the wall has less than 2 inches of deflection, we can commonly use carbon fiber to stabilize the wall. The average carbon fiber repair for a 20 foot crack averages $4,200. If there is more than 2 inches of deflection, we could use plate anchor systems, which average between $5,000 and $5,500. Helical tie backs are also an option for walls with more than 2 inches of deflection and which have obstacles on the exterior which would prevent the use of the plate anchor systems. Helical tie backs would run between $8,000 and $8,500.
For the worst case scenario where the wall needs to be replaced, the cost starts at $25,000. The last thing we want is to have to replace a wall. The process is not fun for the homeowner and it is very expensive. For this reason we urge homeowners to contact us the minute they notice any cracks or other issues with their basement walls. Damaged walls do not fix themselves and only get worse over time. Though any repair can be an investment, catching a cracked basement wall as soon as it is noticed can save you thousands in the long run.
The only way to accurately determine a repair cost is to have a professional, licensed, and insured foundation repair company evaluate your situation. HydroHelp911 offers free estimates in the Charlotte area. You can contact us through the form on our website or by calling 704-741-9737.