Top 7+ Foundation Repairs You're Not Allowed to DIY (But Desperate Owners Still Do)

Foundation Underpinning Without Professional Expertise

Foundation underpinning, also known as piering, is one of the most complex repairs that desperate homeowners attempt when they can't afford professional help. Correcting foundation settlement via underpinning (also called piering) or performing other repairs to lift, level, and stabilize a foundation are not DIY projects.

Installing foundation piers (such as helical or steel piers) to stabilize a sinking foundation typically costs $1,500 to $3,000 per pier, with total costs ranging from $5,000 to $20,000+. Many homeowners see these price tags and convince themselves they can handle drilling steel piers themselves, but even experienced home improvement enthusiasts won't have the necessary equipment to address serious foundation issues.

Major Structural Foundation Leveling

When contractors are pouring piers to bring the foundation up, but what if the only thing they are doing is leveling with no structural? - this question from building inspectors shows how confusing foundation leveling can be.

House leveling requires leveling due to foundation settlement, costs can range from $4,000 to $15,000, depending on the extent of work needed. Homeowners often think jacking up their house is straightforward, but structural foundation repairs require permits, and there are many in our community - anything that goes beyond, such as interior stabilization, hydraulic or helical piers, structural crack plates, underpinning, etc.

requires engineered drawings and inspections while work is in progress. The DIY approach usually results in uneven floors and potentially dangerous structural problems.

Foundation Work Without Proper Permits

Cities can and will fine you if they discover you've had foundation repair done that has not been properly approved and permitted - foundation repair in particular is not a small or inconspicuous form of home remodeling/repair. Desperate homeowners often skip permits to save money and time, but many cities will cite and fine you in the hundreds per day as unpermitted work continues - cities also enforce fines after the work has already been done - when unpermitted foundation repair is discovered later you can receive a citation.

Any repair that's considered structural or involves excavation will require permits - failing to get necessary permits can result in violation fees, decreased home value, and project delays.

Complex Waterproofing and Drainage Systems

When homeowners see water seeping into their basement, they often try DIY waterproofing without understanding the complexity involved. If moisture issues are leading to foundation problems, basement waterproofing costs between $3,000 and $10,000.

Unfortunately, addressing drainage issues is often not as simple as digging a few trenches - homeowners may need to consult with a professional to determine the best way to redirect water away from their house - however, taking the time to address these problems can save a lot of money and headaches in the long run. Many DIY attempts actually worsen the problem by creating new water pathways toward the foundation.

Foundation Lifting and Total Replacement

Foundation lifting and leveling is the most expensive repair method at $20,000-$30,000, while in extreme cases, a house may need to be lifted to replace the entire foundation ($20,000 to $100,000). Desperate homeowners facing these costs sometimes attempt to lift their homes using hydraulic jacks from rental stores.

While many home repairs can be tackled as DIY projects for handy homeowners, you'll want to hire a pro for foundation repairs - because your foundation supports your entire house, repairs need to be done right to avoid dangerous safety risks - in many areas, you'll need a permit for foundation repairs, and foundation work is subject to local codes and regulations - hiring a pro is the best way to ensure the repairs are performed safely and correctly.

Repairing Work That Voids Insurance Coverage

One of the most dangerous aspects of DIY foundation work is how it affects insurance coverage. Because permits ensure the safety of your property, insurance companies consider unpermitted work negligible - as you may know, most insurance providers will not provide coverage when damage results from negligence.

The lack of a permit counts as negligence - that means that your insurance company will deny your homeowner's insurance claim - without insurance coverage, you can wind up with some major out-of-pocket costs. If you didn't read your homeowners' insurance paperwork carefully, you might be surprised to learn that unpermitted work could void your homeowner's insurance - your homeowners' insurance company likely won't pay for damages caused by unpermitted work - the insurance company won't cover injuries sustained on your property related to the unpermitted project.

Attempting Repairs That Compromise Home Sale Value

The financial desperation that drives DIY foundation repairs often backfires when it comes time to sell. If a DIY project isn't successful, a professional foundation repair contractor will need to not only perform the original repair, but perhaps repair any damage caused by the DIY attempt as well - of course, when you hire a reputable, established foundation repair contractor, you get a warranty on the repair - when you DIY, there is no warranty - this can sometimes be a deal breaker when it comes to a real estate transaction.

The seller is required by law to disclose remodeling projects to potential buyers - if interested buyers know that you don't have the permits, it may be a big red flag, and they may no longer remain interested - the buyer may also think you hired someone unqualified to do the work since you didn't bother getting permits - the buyer may also ask you to go back and get the permits (which costs you more money) or lowball you on your offer since renovations without a permit aren't appraised into your home's value.

Dangerous Excavation and Heavy Equipment Operations

Excavation work near the foundation, if not done properly, can destabilize the ground supporting a structure. When foundation problems require digging around the home's perimeter, desperate homeowners often rent excavators without understanding soil mechanics or utility locations.

Homeowners often think that they can save money by building additions or structures on top of their home without consulting a professional engineer - however, this can often lead to disaster - the weight of the addition can put stress on the foundation, causing it to crack or even collapse - moreover, if the foundation is not properly designed to support the new structure, it could settle unevenly, creating an unsightly and dangerous situation - in some cases, the only way to repair the damage is to demolish the entire addition and start from scratch - therefore, it is always best to consult a professional engineer before making any changes to your home's foundation. The combination of heavy machinery and structural work creates a perfect storm for catastrophic mistakes that end up costing far more than the original professional estimate.