Helical Pier Foundation Repair: Process, Signs and Cost

Helical piers repair a settling foundation by carrying the weight of the house past weak surface soil to firmer soil deeper down. Steel shafts with helix plates are screwed into the ground beside the footing to a measured torque, then connected to the foundation with steel retrofit brackets that either hold the house where it is or lift it back toward level. Expect roughly $2,000 to $4,000 per pier, and most homes need 5 to 10 piers, so a typical residential repair lands between $15,000 and $30,000.

Key takeaways

• Signs of settlement: diagonal or stair-step cracks, sticking doors and windows, sloping floors, and gaps that keep growing, especially when several show up together.
• How it works: a pier is torqued down next to the footing, a side-load bracket is fixed under the footing, and hydraulic cylinders transfer the load to stabilize or lift the house.
• Pier count and cost: most houses need 5 to 10 piers at about $2,000 to $4,000 each, and the footing's ability to span between piers sets the spacing.
• Helical vs push piers: helical piers do not rely on the weight of the house, so they suit light homes, porches and additions; push piers are often cheaper on heavy structures.
• Warranty, insurance and resale: get a transferable warranty and the depth and torque record for every pier. Homeowners insurance usually does not pay for settlement repairs, so check your policy.

Signs your house needs foundation repair

Settlement happens when the soil under part of a footing compresses, dries out, softens or washes away, so one section of the house drops more than the rest. That uneven movement travels up through the frame and shows up in predictable places. This Old House explains that diagonal cracks usually form when one part of a foundation settles differently than another, and it flags cracks wider than 1/4 inch, uneven floors and doors or windows that suddenly stop working as reasons to get a professional opinion.

• Cracks that change over time in foundation walls, brick veneer, drywall or ceilings, including stair-step cracks in block or brick.
• Doors and windows that stick, rub or will not latch.
• Sloping or uneven floors, and gaps opening between floors and baseboards.
• A chimney, porch or addition pulling away from the main house.

Not every crack calls for piers. This Old House notes that horizontal cracks in a basement wall usually point to soil pressure from outside, which calls for wall anchors or braces rather than piers. A structural engineer can tell which problem you have.

When are helical piers the right fix?

Helical piers suit settlement caused by weak, compressible or disturbed soil near the surface with firmer soil below. They are a strong choice for residential helical pier work on one-story homes, slabs, porches and additions, because the pier is screwed in with a torque motor and does not need the building's weight to drive it. They are less suited to severely deteriorated foundations: Foundation Supportworks' technical manual notes that stone, cobble, brick and badly broken foundations may not be good candidates for retrofit piers, because the foundation has to span between pier locations for the repair to work.

How underpinning with helical piers works

Underpinning means giving an existing foundation new support from below. With helical piers, each pier is advanced into the ground right beside the footing until its helix plates bear in competent soil, then a steel bracket ties the footing to the top of the pier. The installation torque is the field check on capacity, because the International Building Code recognizes a correlation between installation torque and a helical pile's axial capacity. Our guides on how much weight a helical pile can hold and how deep helical piles go explain the math.

Retrofit brackets

Both helical piers and push piers use side-load retrofit brackets set against and below the existing footing, according to a Foundation Supportworks engineering newsletter. With a helical pier, the pier is installed first and the bracket is set in place afterward. Because the pier sits beside the footing rather than directly under it, the load is off-center. The Supportworks technical manual explains that retrofit piers are therefore eccentrically loaded and must be designed to resist the bending this creates.

Stabilizing vs lifting

Every helical pier repair stops further settlement at the piered area. In many cases the same piers can also lift a sunken foundation back toward its original position (Foundation Supportworks). The two goals involve different trade-offs.

	Stabilize	Lift
Goal	Stop further settlement at the current position	Raise the foundation toward its original elevation, then lock it off
How it is done	Load is transferred to the piers without raising the structure	Hydraulic lift cylinders at each bracket raise the foundation in small, coordinated steps
Cracks	Stop growing but stay open	Many close partly or fully
Risk	Lower risk of new interior damage	Possible new drywall cracks, sticking doors or plumbing stress during the lift
Best for	Recent or minor settlement, or finishes you do not want disturbed	Noticeable settlement where level floors and closed cracks matter

How the hydraulic lift works

The Supportworks technical manual describes lift cylinder assemblies that connect to threaded rods on each bracket. The cylinders apply the final force, first to stabilize and then to lift the structure, and the nuts on the rods are then tightened down to the pier cap to lock off the load. The manual also says the contractor should monitor the structure closely and release the load at the first sign of foundation or slab distress. No contractor can promise a full return to level.

The helical pier foundation repair process, step by step

Manufacturers describe nearly the same sequence. This version combines the steps published by CHANCE and Foundation Supportworks:

1. Evaluation and repair plan. A qualified designer lays out pier locations, and a soil boring report helps choose the helix configuration and expected depth.
2. Excavate at each pier location. The crew digs a pit beside the foundation, wide and deep enough to expose the footing and fit a bracket under it.
3. Prepare the footing. The footing is notched or cleaned so the bracket can sit tight against it.
4. Install the pier. A hydraulic drive head screws in the lead section, and extensions are added until the helices reach the planned depth and the predetermined torque.
5. Attach the bracket and transfer the load. The bracket is fixed to the pier and footing, and hydraulic cylinders transfer the weight of the house to stabilize or lift it.
6. Lock off, backfill and document. The load is locked off, the pits are backfilled, and you should receive the final depth and torque for every pier.

For timing, see how long helical pile installation takes.

How many helical piers does a house need, and what does it cost?

Pier count depends on how much of the foundation is settling, how heavy the walls are and how far the footing can span between supports. Today's Homeowner says most homes need 5 to 10 piers depending on size and damage, and uses a two-story home with moderate problems needing seven piers as its example. The Supportworks technical manual adds that spacing is often governed by the spanning ability of the footing and wall, not by the pier's capacity, so footings with short or masonry stem walls may need piers closer together. An on-site assessment is the only way to get a real number. Our guide on how far apart helical piers need to be covers spacing in more depth.

Cost item	Typical figure	Source
Per pier, installed (repair)	$2,000 to $4,000	Helical Anchors, Inc.
Per pier, average	About $3,000 (about $1,500 to $2,000 materials plus $1,000 to $1,500 labor)	Today's Homeowner
Typical home, 5 to 10 piers	$15,000 to $30,000	Helical Anchors, Inc.
Example: seven piers, two-story home	About $21,000	Today's Homeowner
Extra depth beyond the quoted standard	$20 to $25 per foot	Helical Anchors, Inc.

Engineering, a soil report, permits and restoration of plantings or concrete may be priced separately, so ask what each quote includes. For the full breakdown by source, read our helical pier cost guide.

Helical piers vs push piers for foundation repair

Push piers are the other common steel underpinning system. A Supportworks engineering newsletter by Jeff Kortan, P.E., lays out the main differences: push piers are driven with a hydraulic cylinder using the weight of the structure as the reaction, while helical piers are screwed in by torque, independent of the structure.

Factor	Helical piers	Push piers
How installed	Rotated in by a torque motor, then bracket set	Bracket set first, then pipe sections pushed through it
Needs structure weight	No	Yes; light structures may lift before the target force is reached
Soil needed for end bearing	N-values of at least 15 bpf in clay or 10 bpf in sand preferred	N-values of about 35 to 40 bpf in clay or 30 to 35 bpf in sand
Capacity check	Installation torque	Each pier driven to a target force, so each is effectively load tested
Cost at similar depth	Higher (thicker shaft, bolted or welded couplers)	Lower (thinner pipe, slip-fit couplers)

One caution from the same newsletter: a helical pier can reach its target torque in a firm layer, such as engineered fill, that sits above deeper soft soil, and the house can keep settling. That is why soil information matters for helical repairs. For a cost-focused comparison, see are helical piers more expensive than push piers.

Warranties, insurance and home value

Warranties

Warranty terms vary widely. As one example, Foundation Supportworks offers a 25-year warranty against manufacturing defects that can transfer to a future homeowner (Foundation Supportworks). Before you sign, ask:

• Does it cover the steel product, the workmanship, further settlement at the piered area, or all three?
• How long does it last, and can it transfer to a buyer? Is there a fee or notice requirement?
• What is excluded? Unpiered areas, water intrusion and cosmetic damage from lifting are common exclusions.

Insurance

Do not count on homeowners insurance. Progressive says foundation cracks and settling generally are not covered, while foundation damage from a covered peril such as a windstorm, lightning, a falling tree or a burst pipe may be. Read your own policy and ask your agent.

Home value and resale

A past repair usually has to be disclosed. In Texas, for example, the state's Seller's Disclosure Notice asks whether the seller knows of any previous structural or roof repair, and of structural changes made without required permits. We did not find independent, published data that measures how much a professional pier repair changes sale price, so be wary of precise percentages. What a seller can control is the paperwork: the permit, the engineer's plan, the pier depth and torque records and a transferable warranty give a buyer something concrete to review.

How to choose a foundation repair contractor

The Federal Trade Commission advises hiring only licensed and insured contractors, getting several written estimates, reading the full contract and never paying the whole amount up front. For helical pier foundation repair, also compare these points across two or three proposals:

• The number and location of piers on a drawing, plus the pier model and helix configuration.
• The target torque and expected depth, and whether extra depth is priced per foot.
• Whether lifting is included and what recovery the contractor expects.
• Who pulls the permit. Many areas require one; see helical pile permits and building codes.

Our checklist on how to hire a helical pile contractor goes further. To find helical pier foundation repair near you, find a helical pile installer in your state or province, or browse helical pile manufacturers to locate their certified dealers.

Frequently asked questions

Are helical piers good for foundation repair?

Yes, for settlement caused by weak soil near the surface with firmer soil below. They work well on lighter homes, slabs and additions because they do not need the building's weight to install, but very deteriorated stone or brick foundations may not be good candidates.

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 a full return to level is never guaranteed.

How many helical piers does a house need?

Most homes need 5 to 10 piers, according to Today's Homeowner. The real number depends on the length of the settling area, the weight of the walls and how far the footing can span between piers.

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 residential job, based on Helical Anchors, Inc. and Today's Homeowner.

Does homeowners insurance cover helical piers?

Usually not. Settling and foundation cracks are generally excluded, though damage from a sudden covered peril may be covered, so verify with your own policy and agent.