Settling & Sinking Foundation Repair
Sticking doors, sloping floors, diagonal cracks. Stabilize the foundation at its source.
Free estimates from an independent, local foundation contractor. This site is a referral service.
When part of the foundation drops
Settling happens when the soil under part of the footing compresses, washes out or shrinks. Common causes include poorly compacted fill, long-term water from a leaking downspout or pipe, and tree roots drying out soil near the house.
Signs of settling
- Doors and windows that stick or won't latch
- Diagonal cracks from the corners of doors and windows
- Sloping or uneven floors
- Gaps where walls meet ceilings or where trim pulls away
- Exterior brick cracks or a chimney pulling away from the house
Common repairs
- Steel push piers driven to firm soil or rock
- Helical piers screwed into stable soil
- Concrete underpinning to extend the footing deeper
- Fixing the drainage that caused it
Typical settling repair costs
HomeGuide lists settling or sinking foundation repair at $4,500–$20,000, and underpinning or piering at $10,000–$20,000 or more (HomeGuide, 2026). Angi lists piering at $1,000–$3,000 per pier (Angi, 2026), so the number of piers drives the total.
Published structural engineer reports run about $300–$1,000 (Angi) to $500–$3,000 (HomeGuide).
Before you sign a foundation or waterproofing contract
- Check the Michigan license. Michigan requires a state license for residential contractors doing work of $600 or more in labor and materials. Look for a residential builder license, or a maintenance & alteration license that lists the right trade (basement waterproofing, concrete, masonry or excavation). Ask for the license number and verify it on the State of Michigan (LARA) license lookup.
- Get proof of liability insurance and workers' comp sent from the insurance agent.
- Get the scope in writing: the repair method, how many piers, anchors or feet of drain, where the water will discharge, who pulls the permit, and what's restored afterward (landscaping, drywall, flooring).
- Read the warranty. What it covers (labor, materials, leaks, movement), for how long, and whether it transfers to the next owner if you sell.
- For big structural jobs, consider an independent opinion. A structural engineer who isn't selling the repair can confirm what's actually needed before you commit thousands of dollars.
- Don't sign under pressure. Per LARA's homeowner guidance, if you were solicited and signed at home, you generally have three days to cancel in writing.
Settling foundation FAQs
What's the difference between push piers and helical piers?
Push piers are steel tubes driven down under the footing using the weight of the house until they reach firm soil. Helical piers are screwed into the ground like a large screw and work well for lighter structures or additions. The contractor chooses based on the soil and the load.
Will piering lift my house back to level?
Piers can sometimes lift a settled section part or all of the way back, but lifting can also crack drywall or tile. Many repairs aim to stabilize first. Ask the contractor how much lift they expect and what happens if finishes crack.
Is all settling a problem?
Small, uniform settling in the first years after a house is built is normal. Uneven settling that keeps going, cracks that keep widening, or floors that are visibly sloping are the signs to have it checked.
Prefer to talk?
Call and describe what you're seeing in the basement or crawl space. You'll be connected with a local foundation and waterproofing contractor that serves your area.
Estimates are provided by the contractor. Repair methods, pricing, warranties and scheduling are set by them, not by this website.