Foundation Repair Cost in Overland Park, Kansas ()
Foundation repair cost in Overland Park, Kansas ranges from $2,400 to $24,700 depending on the severity of the problem. It is difficult to provide an estimated cost (which is why this estimate is so broad) without evaluating the specific circumstances of the project. Some foundation cracks may be the result of past settlement and may only need to be sealed. Other foundation issues may require significant underpinning, which is an expensive proposition. To get a more accurate cost for your foundation repair project, request a quote. Please note that if you use our matching service, we may be compensated.
Topics Covered in this Guide: Foundation Repair Cost | Foundation Repair Cost Factors | Frequently Asked Questions | Related Cost Guides | Find Foundation Repair Contractors |
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How Much Does Foundation Repair Cost in Overland Park, KS?
Foundation repair cost in Overland Park, Kansas ranges from $2,400 to $24,700 depending on the severity of the problem. We understand that this is a broad estimate of cost. However, when it comes to foundation repair, every project is significantly different. Whereas some projects require simple patches, others may require new foundation footings or piles. This can be an expensive proposition. Consult with a contractor to discuss your particular situation.
This guide is intended to provide you an approximate foundation repair cost in Overland Park, KS. To get a quote for your specific project, request a free estimate. Our research, although general in nature, does include feedback provided by foundation repair contractors and research conducted by the HomeBlue staff.
Foundation crack repair cost based on the repairs required:
- Major foundation repairs (underpinning and piles required): $2,400 to $24,700.
- Note: Underpinning requires digging down past the existing footings of the structure and providing reinforcement. Sometimes piles are used to complete this task. These types of repairs are required when the soil beneath the structure is compacting or moving (thus causing the walls to sink or crack).
- Minor foundation crack repairs and basic waterproofing : $2,000 to $3,900.
- Note: Sometimes settlement has stopped and only remedial repairs are required. This can include patching cracks and waterproofing so that water cannot enter the structure.
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Factors that Influence Foundation Crack Repair Cost in Overland Park
When foundation companies come to provide you an estimate, they will take into account several factors that can increase or decrease the cost of your project. Pricing for your foundation repair project will vary based on the severity of the damage to your foundation. Here are a few things to keep in mind when you get quotes from foundation repair companies:
Your prices may be higher when:
- Settlement is still occurring (cracks are getting bigger).
- The soil beneath the structure is marine clay (which continues to settle).
- Deep foundation repair systems or helical piers are required.
- Water needs to be diverted away from the structure.
- Interior and exterior foundation drains are required.
- The structure requires structural reinforcement to avoid collapse.
- Partial rebuilding of structure is required.
- The site has a significant slope or is rocky.
- Permits are required.
- The location of your property makes it challenging for contractors to access the site or transport equipment and materials.
- Your property is situated in an area with higher labor and material costs.
Your prices may be lower when:
- Settlement has ceased and only cracks need to be repaired or reinforced.
- Soil samples reveal stable soil.
- Water is properly draining away from the house.
- Minor structural repairs are required.
- The repairs are covered by insurance.
- Only exterior foundation repairs are required (sealing foundation and walls).
- Your property is easily accessible for contractors, allowing smooth transportation of equipment and materials.
- Your property is located in an area with lower labor and material costs.
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Foundation Repair FAQs
Here are a few frequently asked questions related to foundation repairs:
You can find foundation repair contractors in Overland Park by 1) asking a neighbor for a referral, especially if they recently hired a contractor to repair their foundation, 2) searching for “foundation repair contractors” in your favorite search engine, 3) using a traditional paper directory resource (yellow pages), 4) looking for ads on your local TV station, 5) using an online matching service (a convenient way to find a local pro).
Here is a list of items that suggest you may have a foundation issues: 1) cracks in walls, floors and ceilings (however, normal settlement will also cause these things to happen), 2) uneven floors or ceilings (floors are sloping significantly), 3) doors and windows stick (difficult to open or close), 4) visible gaps are seen around doors and windows, 5) cracks are visible in the foundation and in exterior walls.
Common causes of foundation problems include: 1) soil movement (contracting, expanding, or settling), 2) poor drainage and water issues (water is pooling against the structure and damaging the foundation), 3) tree roots are growing into the foundation or structure (pressure from tree roots can damage material), 4) poor design and sub-standard construction has led to structural or material failure, 5) earthquakes, tornados, hurricanes and other natural disasters.
It is possible that you will need a building permit to repair your foundation (especially if structural repairs are required). Discuss the permit process with the contractors you are considering for the project. A seasoned and reputable contractor should be comfortable and willing to help guide you through the process or willing to handle the task as part of their contract.
There are a number of different methods used to repair foundations including: 1) slabjacking or mudjacking (which involves the injection of material under a slab or structure), 2) underpinning or piering (which involves the insertion of new or additional footers to support the structure), 3) helical piers (which look like large screws that are inserted into the ground below your structure to support a new footer), 4) jacks or lifts (which raise the slab or foundation so that a new footer can be placed under the structure.
The rules vary from jurisdiction to jurisdiction. It is advisable to disclose known foundation problems prospective buyers. With proper disclosures, the decision typically resides with the purchaser as to whether they choose to proceed. Consider getting a repair cost from a contractor so you have the information available to prospective purchasers. That way if they want to negotiate a lower price, you have the information necessary to make a decision.
The simple answer is, yes. However, not all cracks are cause for concern. Some amount of settlement is normal. However, if you monitor cracks and notice that they are getting larger, you should have a contractor or design professional take a look and provide you some advice.
Related Cost Guides
We have researched several other closely related projects. If one of these projects better represents the type of project you are undertaking, please check out the appropriate guide:
- Building a new house? Home Building Cost Guide for Overland Park, KS
- Need basement waterproofing? Basement Waterproofing Cost Guide for Overland Park, KS
- Building a home addition? Home Addition Cost Guide for Overland Park, KS
- Need to install french drains? French Drain Cost Guide for Overland Park, KS
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Local Foundation Repair Contractors Near Overland Park, KS
The following are a few contractors in your area. Note that these companies have not been screened or vetted by HomeBlue. Please conduct proper due diligence prior to hiring these or any other company you may select.
PolyMagic Concrete Repair LLC PolyMagic™ uses state of the art equipment to lift concrete using the best known method – expansive polyurethane foam, which is still interchanged with the term mudjacking. This innovative method is also referred to as polyjacking, poly leveling, or even poly foam, and requires the concrete slab to be raised by our expert team drilling holes through the top surface of the slab, then injecting high-density polyurethane foam into the holes to fill in voids and cracks. This is the most effective method of concrete lifting.
Foundation 1 Established in 2001, Foundation 1 is a family-owned and operated team of foundation repair, waterproofing, and basement contractors servicing the Kansas City area. After nearly 20 years in business, we’ve created a reputation based on honesty, quality, and fair pricing. When it comes down to it, we value two things above all else: integrity and your peace of mind. Our foundation contractors have years of experience and are passionate about customer satisfaction—we will do a great job on your foundation or basement repair. We know our reputation is on the line, which is why we put our hearts into every repair we do.
KC Pier Foundation and Waterproofing KC Pier offers complete repair. If you are aware of a potential foundation issue or are looking to catch any before they spread, schedule an estimate today and put your worries to rest. From the initial call to the finished job, we ensure our customers are treated like family. KC Pier is a locally owned and operated business. We are experienced construction experts that take pride in the quality of service they provide. All of our work is carried out by KC Pier employees that have received extensive training in foundation repair techniques.
Heartland Foundation Repair For more than forty years now, Heartland Foundation Repair of Kansas City has provided people with solutions for their basement upkeep needs. Our products and services have put us ahead of our competition in this industry for years. Your home is your life, and this business is ours; let’s work together to keep both healthy. When the original founders of Heartland Foundation Repair of Kansas City started waterproofing basements back in the early 1960’s, they found that the commonly available products would not “stand the test of time”! For this reason, they began to design and develop their own product line.
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Related Pages
- How to Get Foundation Repair Price Quotes
- How to Get Matched to Foundation Repair Contractors
- Foundation Repair Cost Guide
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- Search for Foundation Repair Cost in Your City