If your home feels unsteady or you’re spotting new cracks in walls and ceilings, it might be time to consider house leveling. Foundation issues can creep up gradually, especially in older homes, leaving homeowners facing structural concerns and potential safety risks. When it comes to selling, an uneven foundation can impact your home’s value and marketability. But how much does it cost to level a house? When is this step truly necessary?
In this guide, we’ll explain why a house may need leveling, what you can expect in terms of costs, and how to recognize warning signs early.
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What is house leveling?
House leveling involves adjusting a home’s foundation to return it to its original level position. This process, which requires professional assistance, corrects foundation shifts caused by soil movement, erosion, or natural settling over time. Leveling can involve different techniques, such as adding piers, shimming, or mudjacking.
House leveling, often referred to as underpinning, can stabilize the home and address the underlying issues to ensure long-term structural safety and comfort. It also protects the value of your home.
Why might a house need leveling?
House leveling may become necessary due to various environmental and structural factors, including:
- Expansive soil: Some soils expand and contract significantly with moisture changes, leading to foundation movement.
- Poor construction: Foundations not built to handle local soil types or climate conditions can become unstable. Poorly compacted soil can also cause a foundation to shift.
- Soil erosion: Water drainage issues can cause soil to wash away, affecting the foundation’s support.
- Large tree roots: Roots from mature trees can exert pressure on foundations, causing shifts.
- Soil creep or collapse: Gradual soil movement, often on slopes or hillsides, can destabilize foundations.
- Improper excavation: Improper excavation near a home can significantly damage its foundation, leading to uneven settling and potential structural issues.
Other contributing factors include natural disasters, seismic events, or home renovations, like adding floors, which increase the structure’s weight.
How much does it cost to level a house?
The cost to level a house generally ranges from $10,000 to $30,000, but this can increase depending on the size of the home, the severity of the foundation problem, and the specific leveling techniques required. Larger homes or complicated structural issues can drive costs even higher.
Several factors contribute to the overall price:
- Project complexity: Homes with severe foundational issues may need more extensive work, such as pier installation or slab replacement, which can increase costs.
- Permits and inspections: Local regulations may require permits and inspections, adding to the overall expenses.
- Repairing connected systems: Plumbing and electrical systems often need adjustments during the leveling process, leading to additional fees.
House leveling requires specialized equipment and experienced technicians, making it essential to hire a reputable foundation repair company. While this investment may seem significant, addressing foundation issues promptly can prevent more severe damage and maintain your home’s safety and value.
What signs indicate you need house leveling?
Detecting foundation issues early can reduce the costs of repairs and leveling. Some visible symptoms you may spot in your home include:
- Cracks in the foundation: Large or widening cracks are often a sign of foundation settling.
- Cracks appearing in drywall: Foundation shifts can lead to cracking in walls.
- Separation in walls, floors, or ceilings: This misalignment suggests foundation movement.
- Uneven or cracked floors: Sloping or cracks in flooring can signal a structural issue.
- Porch or chimney separation: Separation between the house and attached structures like porches or chimneys can indicate foundational shifts.
How to level a house
House leveling often involves underpinning, a technique where piers (push, helical, or slab) are installed under the foundation to stabilize and support it. Here are the general steps professional contractors use:
1. Inspection and assessment: Specialists evaluate the foundation’s condition and underlying soil stability.
2. Preparation: They excavate areas where piers will be installed to support the foundation.
3. Pier installation: Steel piers are driven or screwed into the soil beneath the foundation until they reach stable ground.
4. Leveling and stabilization: Contractors adjust the foundation back to a level position and secure it.
5. Final checks: They inspect for stability, seal cracks, and ensure structural soundness.
Tips to prevent foundation issues
Preventing foundation problems starts with proactive maintenance. Here are steps homeowners can take to help safeguard their foundation:
- Manage drainage: Ensure water flows away from your home with functional gutters, downspouts, and regraded landscaping to direct water safely from the foundation.
- Install downspout extensions: These additions help direct water from gutters further away from your home’s foundation, preventing pooling that could lead to soil saturation.
- Trim tree roots: Keep trees and large shrubs away from the foundation to avoid root intrusion that could disrupt structural stability.
- Clean gutters regularly: Clear gutters at least twice a year to prevent overflow that could seep into the ground around your foundation.
- Install a drain tile system: Consider this system for added water management; it collects and redirects excess water around the foundation perimeter.
How to find a trusted house leveling company
Selecting a reputable foundation repair company is key to achieving a successful leveling project. Look for experienced contractors who specialize in leveling and underpinning techniques, offer transparent pricing, and have positive reviews. Established companies can be found on professional services sites like angi.com.
For personalized recommendations, consider consulting with a top local real estate agent through HomeLight’s free Agent Match tool. Agents often have extensive professional networks and local insights on foundation issues in the area, including knowledge about builders with a history of leveling challenges.
A seasoned agent can connect you to trusted professionals and help you evaluate how foundation repairs may affect your home’s value and marketability.
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