HomeGuide's national guide, published February 6, 2026, puts settling or sinking repair at $4,500 to $20,000, so two quotes for the same house can differ by thousands of dollars. The gap usually comes from scope, not from one company charging more for the same work. Here is what to line up, quote against quote.
The Short Answer
Compare the work, then the price. A quote that names the measurements, the number and location of piers, the cause of the movement and the after-repair survey describes real work. A quote with a total and no scope does not. Foundation Repair Keller TX writes the scope first, so you can hold it next to any other quote.
What to Line Up
| Item | What a good quote shows | Why it matters |
|---|---|---|
| Measurements | How far the foundation moved and where | The repair should match the movement |
| Underpinning plan | The locations, sizes and depths of piers | The ASCE Texas Section guidelines state that plans should show specific locations of underpinning elements and their sizes and depths (Section 7.4.3.1) |
| Cause | What moved the soil, such as a leak, a grade or trees | A repair over the cause fails again |
| Leak test | Whether water and drain lines are tested if the job lifts | The ASCE guidelines state lines should be tested if jacking or lifting is included (Section 7.6) |
| Drainage | Grading, gutters and downspouts included or not | The ASCE guidelines tie repair to drainage |
| After-repair survey | Floor elevations taken after the repair, with a copy to you | The ASCE guidelines state floor elevation surveys should be taken after remediation (Section 7.7) |
| Expectations | What the repair can and cannot do | The ASCE guidelines state that elevation adjustment is unlikely to result in a level foundation (Section 7.4.3.1) |
| Warranty | What is covered, for how long and what voids it, in writing | The written terms are the version you can point to |
| Permit | Who handles any permit the job needs | The City of Keller states that the permit holder is responsible for calling for inspections |
| Price | The total, what it includes and what it does not | Two totals compare only when the scope matches |
Why Quotes Differ
HomeGuide lists the factors that change foundation repair cost: severity, foundation type, repair method, accessibility, home size, home age, soil quality, permits, and required tests and reports. A company that includes a leak test and a drainage fix prices a bigger job than one that does not. A company that sets twelve piers and one that sets six are not quoting the same repair. What foundation repair costs in Keller
Questions to Ask Every Company
- How much did the foundation move, and how did you measure it?
- How many piers, where, and how deep?
- What caused the movement, and does the quote fix it?
- Will you test the water and drain lines before you lift?
- Will you take floor elevations after the repair and give me a copy?
- What does the warranty cover, in writing?
- Who pulls the permit, if one is needed?
When to Bring in an Engineer
If two plans disagree, an independent engineer's report settles the scope. An engineer's report runs $500 to $3,000 in HomeGuide's national figures. Foundation engineer's reports in Keller
Keller Notes
Keller Building Services at 817-743-4110 issues permits at Keller Town Hall, and the city states that permits generally expire after 180 days without inspections. We confirm what applies to your address before work starts. The USDA soil survey for Tarrant County maps clay soils in patches around Keller, so the movement differs from lot to lot, and a quote that skips the cause skips the part that decides how long the repair lasts.
Frequently Asked Questions
How do I know if a foundation quote is fair?
Check that it names the measurements, the pier count and locations, the cause and the after-repair survey, then compare the total with the ranges in published guides. HomeGuide's 2026 national guide puts settling or sinking repair at $4,500 to $20,000. A fair quote describes work you can verify. We write that plan before any work begins.
How many foundation repair quotes should I get?
Get a second written quote on a large repair. Two quotes that name the same measurements and the same scope compare cleanly. When they disagree, ask each company to explain the difference, or bring in an engineer for an independent plan.
Why is one foundation quote so much cheaper?
The scope is smaller, or the plan skips something. A quote may leave out a leak test, a drainage fix, the after-repair survey or part of the piers. Line the items up in a table. A lower total with less work is not a lower price for the same work.
Should the quote include a warranty in writing?
Yes. The warranty should state what is covered, for how long and what voids it. A promise made only in conversation leaves you with nothing to point to later. We put the terms in the written plan.
Can I negotiate a foundation repair quote?
You can ask a company to price the work in parts, such as the piers, the drainage fix and the crack repair, so you can see what each one costs. A written scope makes the numbers comparable. Slab foundation repair
