Helical Piers for Foundation Repair: Signs, Process & Cost

Helical piers repair a settling foundation by transferring the weight of the house past weak surface soil to deeper, load-bearing soil. Steel piers with helix plates are screwed down beside the footing to a measured torque, then attached with brackets that either hold the foundation where it is or lift it back toward level. Most repairs cost about $2,000 to $4,000 per pier, and many houses need 5 to 10 piers.

Key takeaways

• Warning signs: widening or stair-step cracks, sticking doors and windows, sloping floors, and gaps at trim or chimneys, especially when several appear together.
• How it works: excavate at the footing, install the pier to a target torque, attach a bracket, then transfer the load to the pier.
• Stabilize or lift: every helical pier job stops further settlement; many can also recover some of the lost elevation.
• Cost: HomeGuide puts repair piers at $2,000 to $4,000 each; Today's Homeowner estimates $15,000 to $30,000 for a typical 5 to 10 pier job.
• Warranty: ask whether the warranty covers the product, the installation, or both, and whether it transfers to the next owner.

Signs you need helical piers for foundation repair

Settlement happens when soil under part of the footing compresses, dries out, or washes away, so one section of the house drops more than the rest. That uneven movement shows up throughout the structure. Common signs include:

• Cracks that change over time. This Old House notes that diagonal cracks usually form when one part of the foundation settles differently than another, and that how a crack behaves matters more than how it looks. Cracks wider than about 1/4 inch deserve a professional look.
• Stair-step cracks in brick or block walls.
• Doors and windows that start to stick, rub, or will not latch.
• Sloping or uneven floors and gaps between the floor and baseboard.
• A chimney, porch, or addition pulling away from the main house.

Not every crack means you need piers. Hairline shrinkage cracks are common in new concrete, and horizontal cracks in a basement wall usually point to soil pressure from outside rather than settlement, which calls for a different repair such as wall anchors. A structural engineer or experienced foundation contractor can tell the difference.

When are helical piers the right repair?

Helical piers suit settlement caused by weak, compressible, or disturbed soil near the surface, with firmer soil deeper down. They are especially useful for lighter structures, such as one-story homes, porches, and additions, because they do not need the building's weight to drive them. Heavier homes are often candidates for push piers instead, which use the structure as a reaction to press steel pipe into the ground. Our comparison of push piers vs. helical piers explains when each one fits.

How helical pier foundation repair works

Foundation Supportworks describes a retrofit in four basic steps, and most manufacturers follow a similar sequence:

1. Excavate at the footing. The crew digs a small pit beside the foundation at each pier location to expose the footing.
2. Prepare the footing. The footing is notched or cleaned so a steel bracket can sit tight against it.
3. Install the pier. A hydraulic drive head screws the helical lead section into the ground, and extensions are added until the pier reaches the required depth and torque.
4. Transfer the load. The bracket is attached, and the weight of the structure is transferred to the pier to stabilize or lift the home.

The crew then backfills the pits and restores the surface. The installation torque on each pier is the key record. It is the field evidence that the pier reached soil capable of carrying its load, because capacity is estimated from torque using a correlation recognized by the IBC. Our guides on how deep helical piles go and how much weight a helical pile can hold explain the math.

Most residential repairs take days rather than weeks. See how long helical pile installation takes for what affects the schedule.

Lifting vs. stabilizing: what to expect

Helical piers can permanently stabilize foundation walls, and in many cases they can also lift a sunken foundation back toward its original position (Foundation Supportworks). The two goals involve different trade-offs.

No contractor can promise a full return to level. Foundations that have been out of position for years may have been remodeled around, and forcing them back can cause new problems. A good contractor will explain how much recovery is realistic and will stop a lift if the structure resists.

How much does helical pier foundation repair cost?

Repair piers cost far more than new-construction piles because of excavation, heavy brackets, and lifting. Published estimates include:

• $2,000 to $4,000 per pier, about $3,000 on average (HomeGuide)
• $1,750 to $3,000 per pier, about $2,375 on average (Forbes Home)
• $15,000 to $30,000 for 5 to 10 piers (Today's Homeowner)

Extra depth, a soil report, engineering, permits, and landscaping or concrete restoration may be priced separately. Pier count depends on the weight of the wall being supported and the spacing the engineer allows; see how far apart helical piers need to be. For the full breakdown, read our helical pier cost guide.

Warranty questions to ask before you sign

Foundation warranties vary widely, and the details matter more than the headline. For example, Foundation Supportworks offers a 25-year warranty against manufacturing defects that can transfer to a future owner (Foundation Supportworks), while Ram Jack advertises a transferable life-of-structure warranty for its dealers' pier work. Ask each contractor:

1. What is covered? The steel product, the installation workmanship, further settlement at the piered area, or all three?
2. How long, and does it transfer? A transferable warranty can help at resale. Ask whether a fee or notice is required.
3. Who backs it? If the contractor closes, is there a manufacturer or association program that still honors claims?
4. What is excluded? Common exclusions include cracks in unpiered areas, water intrusion, and cosmetic damage from lifting.
5. Will I get installation records? Ask for final depth and torque for each pier. Those records support any future claim and help at resale.
6. Is a permit included? Many jurisdictions require one for foundation repair. See our guide to helical pile permits and codes.

Also ask about corrosion protection, since galvanized steel lasts much longer in aggressive soils. Our article on whether helical piers rust covers what to look for.

How to find a helical pier contractor

Get at least two or three written proposals that show the number and location of piers, the pier model, the target torque, whether lifting is included, and the warranty terms. You can compare foundation repair installers in the Helical Pile USA state directory, including busy repair markets such as Texas, Colorado, and Ohio. Foundation repair companies and pier manufacturers can get featured on Helical Pile USA to reach homeowners researching repairs.

Frequently asked questions

How do I know if my house needs helical piers?

Look for combinations of signs: cracks that are widening, sticking doors and windows, and sloping floors. A structural engineer or experienced foundation contractor can confirm whether settlement is the cause and whether piers are the right fix.

Can helical piers lift a house back to level?

In many cases they can lift a foundation back toward its original position, according to Foundation Supportworks. How much recovery is possible depends on the structure, and full level is never guaranteed.

How much does helical pier foundation repair cost?

Expect about $2,000 to $4,000 per pier, and $15,000 to $30,000 for a typical 5 to 10 pier repair, based on HomeGuide and Today's Homeowner.

Are helical piers a permanent foundation repair?

They are designed as a permanent repair because they bypass the weak soil that caused the settlement. Longevity depends on correct design, corrosion protection, and good installation records.

Do helical piers come with a warranty?

Most do, but terms vary. Ask whether the warranty covers product, workmanship, and further settlement, how long it lasts, whether it transfers, and who honors it if the contractor goes out of business.