Cost to Jack Up or Level a House
House leveling is three different jobs. Shimming and re-leveling a pier-and-beam floor is the cheapest. Installing piers or underpinning a settled section costs more. Lifting the structure to rebuild or replace foundation is the most expensive. Get a licensed structural engineer's scope first, then price that exact scope.
Quick price points (2026)
| Scope | Cost | What it includes |
|---|---|---|
| Pier-and-beam re-leveling | $4,500 | Shimming and re-leveling a sagging pier-and-beam floor where the framing and existing piers are sound. Smallest scope, crawl-space access, no structural rebuild. |
| Localized underpinning / piers | $12,000 | Helical or push piers driven to load-bearing soil under a settling section, then a controlled lift. Priced per pier; an engineer specifies count, type and depth. |
| Full structural lift | $30,000 | Cribbing and steel beams raise the structure so the foundation can be rebuilt, replaced or elevated. Utility disconnects, permits, longest timeline, finish restoration usually excluded. |
Which structural scope fits?
| Situation | Action |
|---|---|
| Pier-and-beam floors sag, but the framing and piers are sound | Re-level and shim, replace failed shims or rotted pads. Smallest scope; usually no engineering drawings needed beyond a diagnosis. |
| One corner or wall is settling; cracks are widening; doors bind | Localized underpinning — helical or push piers to stable soil under the affected section, then controlled lift. Engineer specifies pier count, type and depth. |
| Foundation is failing, or you are adding a basement / raising for flood elevation | Full structural lift with temporary support, then foundation rebuild or replacement. Largest scope, longest timeline, most permits. |
| You only see hairline cracks and no movement over time | Monitor. Mark crack ends with a date, photograph quarterly. Movement, not crack existence, is what justifies structural spend. |
What changes the quote?
- Foundation type
- Pier-and-beam is accessible from a crawl space and cheaper to re-level. Slab-on-grade work requires piers driven or drilled through or beside the slab, and interior slab lifting is a separate scope.
- Number, type and depth of piers
- Quotes are usually priced per pier. Helical, push (resistance) and concrete piers price differently, and depth to load-bearing soil is the variable nobody can promise before the first pier goes in. Ask what happens to price if piers must go deeper than the assumed depth.
- Access
- Crawl-space height, distance from the drive, landscaping, decks, patios, porches and utilities in the work zone all add labor. Tight urban lots with no equipment access cost significantly more than open rural sites.
- Engineering, permits and inspection
- A licensed structural engineer's evaluation and a stamped repair plan are separate line items from the contractor's work, and most jurisdictions require permits and inspection for structural repair or a lift.
- Temporary support and utility disconnects
- A true lift means cribbing and steel beams, disconnecting and re-connecting gas, water, sewer and electrical, and sometimes temporary relocation.
- Finish restoration
- Almost no structural quote includes drywall repair, tile, trim, paint, flatwork, or re-hanging doors. Ask explicitly whether restoration is in scope or excluded.
Make structural bids comparable
- Engineer's diagnosis attached: The quote should price a written scope from a licensed structural engineer, not the contractor's own sales assessment.
- Pier count, type and assumed depth: Lets you compare bids on the same physical work instead of on a single lump sum.
- Price per additional pier and per extra foot of depth: This is where a low bid becomes an expensive job mid-project.
- Target lift, stated in inches, and the tolerance: Full recovery is not always achievable or safe. A defensible quote says how far it will lift and what it will not fix.
- Temporary support, shoring and utility disconnect/reconnect: Only relevant to lifts, but it is a five-figure omission when it is missing.
- Permits, engineering, and final inspection — who pays: Commonly excluded from the headline number.
- Finish restoration: included or excluded: Drywall, tile, flatwork and doors after a lift are real money.
- Warranty: transferable, what it covers, who backs it: Pier warranties often cover the pier, not the movement of the rest of the structure.
- Cleanup, spoil removal and landscaping restoration: Excavation spoil is heavy and its disposal is rarely free.
Sources & methodology
Ranges shown on this page are HomeScore planning ranges for a single-family home, not collected contractor quotes and not a national average of real jobs. They assume standard access, a diagnosed scope, and licensed contractor work with permits. Structural pricing is driven by soil, depth and access — none of which can be established without an on-site evaluation.
Frequently asked
Is leveling a house the same as jacking it up?
No. Re-leveling brings a settled floor or foundation section back toward level, often with piers or shims. Jacking or lifting raises the whole structure off its foundation on temporary supports so the foundation can be rebuilt, replaced, or elevated. They are different scopes with very different costs and timelines.
Who should diagnose the problem first?
A licensed structural engineer working independently of the repair contractor. They evaluate the movement, identify the cause — soil, drainage, plumbing leak, failed piers — and write the repair scope. Pricing a repair before the cause is identified is how homeowners pay twice.
Why do quotes for the same house vary so much?
Because they usually are not the same scope. Different pier types, pier counts, assumed depths, lift targets, and whether engineering, permits and finish restoration are included will move a bid by tens of thousands of dollars. Normalize the scope before comparing the numbers.
Can I level a house myself?
No. Lifting or supporting a structure carries collapse, gas line and personal injury risk, and DIY work will not satisfy permitting or a future buyer's inspection. Homeowner work here is choosing the engineer, reading the scope, and comparing quotes.
Does homeowners insurance cover foundation leveling?
Usually not for settlement, soil movement or long-term drainage problems, which are the common causes. Sudden damage from a covered peril — for example a plumbing leak, depending on your policy language — is sometimes covered. Read your policy exclusions before you assume either way.
How long does the work take?
A localized pier installation is often a matter of days once permitted. A full lift with foundation replacement runs materially longer because of engineering, permits, utility disconnects, temporary support, curing time and finish restoration. Ask each bidder for a scheduled timeline in writing.
How to budget for this project
- Get 3 quotes
Get itemized quotes from at least three licensed contractors in your area.
- Adjust for your region
Compare the same scope and account for regional labor and permitting.
- Add 10–15% contingency
Hidden conditions, code upgrades and permit fees can increase the original quote.
- Plan the cash, not the financing
Build the replacement cost into the home's repair plan before the work becomes an emergency.
Bring the engineer's scope into your home plan
Track the repair, budget, and follow-up work in one private place.