Foundations are typically fixed by foundation repair contractors or structural specialists. These pros focus on diagnosing and repairing foundation issues such as cracks, settling, shifting, and moisture problems. Depending on the issue, they may also work with structural engineers to design the right repair solution. If an influx of water is contributing to the problem, waterproofing or drainage contractors may need to be involved.

In most cases, yes, foundation repair is absolutely worth the cost. Fixing foundation issues can help protect your home’s structure, prevent major damage, and improve safety and stability. Ignoring foundation problems often leads to more expensive repairs over time and can affect your home’s value.

Several factors could impact the cost of your project, including:

• Type of foundation: Your home’s foundation type, whether it's a basement, crawl space, or slab, can change the repair approach and its cost.

• Extent of the damage: Pricing will depend on whether you’re dealing with minor cracks or more serious issues like sinking, settling, or bowing walls, which require more work.

• Repair method needed: The cost can vary widely between sealing cracks, installing steel piers for support, or using "slabjacking" to lift a sunken slab.

• Site accessibility: If your foundation is hard to reach due to landscaping, decks, or concrete patios, the extra labor to gain access may add to the final price.

• Underlying cause: A pro may need to address the root cause of the problem, such as poor soil drainage or plumbing leaks. This can increase the project's scope and cost.

Major foundation repair is the work needed when a home has significant structural movement or damage. These issues can include severe settling or sinking, large or widening cracks, bowed or leaning walls, or foundations that are no longer level. Repairs may involve installing piers or underpinning systems, stabilizing walls, lifting sections of the home, or addressing drainage problems.

Because major repairs affect the structure of the home, they require a pro's specialized equipment and expertise.

The best time for foundation repair is usually during dry, mild weather, but repairs can be done year-round. Spring and fall are common choices because soil conditions are more stable and weather is easier to work in. Extremely wet or dry conditions can cause soil to expand or shrink, which may shift timing but doesn’t entirely prevent repairs.

That said, if you’re seeing active foundation problems, it’s best not to wait. Foundation pros can help assess conditions, recommend the right timing, and get started on protecting your home sooner rather than later.

These steps can help you choose a pro to repair your foundation:

• Verify license and insurance: Look for a pro with a general contractor or engineering contractor's license, general liability insurance, and workers' compensation. Requirements vary by region, so check your local regulations.

• Get several estimates: An estimate should generally lay out the cause of the damage, the specific repair method proposed, a breakdown of material and labor costs, and an estimated timeline.

• Read reviews: Good reviews often mention clear communication and effective, lasting repairs. Be cautious of red flags like reports of new cracks forming after the job, unresolved water intrusion, or high-pressure sales tactics.

• Look at portfolios: Check for past projects that are similar to yours, especially regarding the type of foundation and the scale of the damage. Before-and-after photos can show the quality of their work.

• Find out about warranties: Many reputable contractors offer warranties. For major repairs, ask about transferable lifetime warranties, which can cover both materials and labor and add value to your home.

• Ask other questions, like: Will a structural engineer be involved? How will you protect my home and yard during the work?

In many cases, yes, you can live in your house while foundation repairs are being done. Most repairs are completed from the exterior or crawl space and don’t require you to leave. You may experience some noise, vibration, or limited access to certain areas, but daily living is usually still possible.

For major repairs, such as lifting parts of the home, temporary adjustments may be recommended. A foundation pro can explain what to expect and let you know if staying in your home is safe during the repair.