Home Improvement Exterior Remodel Framework

House Foundation Types, Uses, and Pros and Cons

Most Common Home Foundations and Materials

Every house is built on a foundation, but not every house is built on the same foundation—some are stronger, while others are more affordable. Foundation types vary by types of materials used and depths. Some materials are common, like concrete, while stone and wood were historically used in older homes. The home foundation type used is based on house design, geographical location and climate, soil and moisture conditions, and the project budget.

Concrete house foundation

Fred de Noyelle / Getty Images

Foundation types vary, but your house or home's addition likely does or will have one of these foundations: full or daylight basement, crawlspace, concrete slab-on-grade, or insulated concrete form. These are serviceable—and sometimes even flexible—foundations that work for millions of homes across various climates and needs.

  • 01 of 04

    Full or Daylight Basement Foundation

    House Foundation Full Basement
    BanksPhotos/Getty Images

    A basement foundation is the deepest of the major foundation types. A full basement matches most or all of the floor space of the level above, and it is generally at least 7 feet high. Newer homes typically have taller basements to facilitate conversion into living space. 

    The average cost of a basement foundation is $34,250. This makes a basement foundation the most expensive: about four times more expensive than a concrete slab foundation.

    The chief advantage of a basement is the extra space it provides for storage or living. In some homes, finishing a basement can nearly double the amount of living space. 

    Also, a basement can be conditioned (meaning that it is heated or cooled) like the rest of the house. A conditioned basement provides a buffer for upper floors, making them easier to heat or cool.

    Full Basements

    A full basement matches the perimeter of the house above. So, if the house's ground floor is 800 square feet, the entire basement's square footage is also 800 square feet—more or less.

    A full basement consists of structural foundation walls that bear on foundation footings running along the perimeter of the basement. Footings usually extend below the frost line, the depth to which the ground freezes in winter. 

    The average cost to remodel a basement is $25,000. Remodeling a basement means, at a minimum, installing a dry subfloor, moisture-tolerant flooring, insulated walls, and a ceiling.

    A full basement with a ceiling 7 feet high or higher is a valuable asset to a home. It can be converted into habitable living space or turned into a home gym, children's play area, home theater, or just left for storage.

    Daylight Basements

    One variation of the entire basement is the daylight basement, sometimes called a partial basement. Built against a slope, the daylight basement has one or more sides wholly embedded in the ground, from floor to ceiling. However, as the slope descends, one or more sides of the foundation are exposed and can have large windows and doors to bring in daylight. 

    Daylight basements are often more practical for conversion into living space than full basements. They offer the possibility of adding a separate entrance, a necessity if you plan to rent out the space. Daylight basements avoid many of the unpleasant aspects of basement living due to the increased natural light and air. Mold and mildew are easier to manage in daylight than in full basements.

    Pros
    • Living space possibility

    • Increased storage room

    • Can be conditioned

    Cons
    • Greater maintenance

    • Often water problems

    • Most expensive foundation

  • 02 of 04

    Crawlspace Foundation

    Crawlspace Under House

    slobo / Getty Images

    Foundations creating a crawlspace consist of short foundation walls on footings. The walls may be very short—creating a space you have to crawl through—or they can be 4 feet tall, providing room for storage and sometimes a furnace or other equipment. 

    Crawlspace floors are usually built at grade or above grade. That is, the crawlspace's lower part (not the house's upper floor) is at ground level or higher. Sometimes, crawlspaces are built below grade, much like a basement. Precautions must be taken to allow flooded water to escape. Owners of ground-level homes or with below-grade crawlspaces may need to pay higher flood insurance premiums.

    The average cost of a crawlspace foundation is $14,500: twice that of a concrete slab foundation and more than half that of a basement foundation.

    Typically, crawlspaces are unheated spaces and may be ventilated with small vents that penetrate the foundation walls to promote a small amount of airflow through the crawlspace. Moisture control and water leaks and seepage are other considerations with crawlspace foundations.

    Tip

    For foundations in areas with certain types of clay soils, caissons (or deep holes filled with concrete) are often drilled down to bedrock. The foundation is then placed on them instead of footings. This type of fortification allows for the expansion and contraction associated with certain soils.

    Crawlspace foundations are less expensive than full basements because they require less excavation and less foundation wall material and labor to build. Like full basement foundations, crawlspace walls are typically made with poured or mortared concrete blocks. 

    Pros
    • Less expensive

    • Access to mechanicals

    • Can be insulated

    Cons
    • Difficult to access

    • Unheated

    • Moisture control necessary

  • 03 of 04

    Concrete Slab-On-Grade Foundation

    Slab on Grade Foundation
    Wicki58/Getty Images

    A slab-on-grade foundation is a solid concrete slab that rests on the ground. "Grade" refers to ground level, and "slab" refers to the monolithic concrete pad.

    Slab-on-grade foundations are most commonly used in climates that do not experience ground freezing and thawing, as this can lead to cracks in the concrete and shifting of the foundation.

    A slab-on-grade is less expensive than a subgrade (full basement or crawlspace) foundation and can offer better protection against termite infestation (common in warmer climates).

    Expect to pay an average of about $8,250 for a concrete slab foundation. Compared to the average cost of $14,500 for a crawlspace foundation, a concrete foundation is almost half the cost of a crawlspace foundation.

    One notable downside of slab foundations is that water supply and drainage pipes are encased in the concrete. In the event of a problem, the concrete slab must be cut to access the pipes. With a slab foundation, it also means you won't have storage space for your home or additional living space. It is also not feasible to retroactively add a basement or crawlspace.

    Pros
    • Impervious to insects

    • Solid

    • Less expensive

    Cons
    • No extra storage or living space

    • Pipes encased in concrete

    • Cracking possible

  • 04 of 04

    Insulated Concrete Form (ICF)

    A partially completed ICF (Insulated Concrete Form) wall

    RonBailey / Getty Images

    Insulating concrete forms, usually made from high-density foam, are used when pouring concrete walls, forming the wall structure. They stay in place after the concrete has hardened, strengthening and insulating the system from outside temperature and sound. They are modular, making their construction faster. They are also recommended for their durability in hurricanes, earthquakes, and other natural disaster zones.

    A significant benefit when using ICF construction is you can use 60% smaller heating and cooling units to service the same floor area, and being that it's more energy efficient, it may qualify for tax credits in some areas. Property insurers may also reduce your rate since ICF properties are less prone to damage from earthquakes, floods, hurricanes, fires, and other natural disasters. Also, these structures do not contain wood, so maintenance and upkeep costs are less since they don't rot or can't be damaged by insects or rodents.

    A downside to using ICF is that it is not structurally sound if it does not cure correctly. Also, since it is not porous like concrete, humidity may be higher indoors than some foundations that breathe. Unlike other systems, making modifications, like adding windows or doors, is also tricky, requiring demolishing that portion of the structure.

    Traditional concrete foundations will be the cheapest option at $5 to $25 per square foot. Still, in the long run, ICF will be the most cost-effective considering all its upsides with energy efficiency, tax credits, and insurance rates. ICF foundation and walls cost $10 to $30 per square foot, according to HomeAdvisor.

    ICF construction costs about 40% less than conventional (basement) construction. It is more expensive when using ICF above grade but not when adding large openings. ICF construction only needs reinforcing steel around its opening, while conventional construction methods require large headers and supporting posts with large openings.

    Pros
    • Impervious to insects

    • More energy efficient

    • Less expensive than other types

    • Preferred in natural disaster zones

    Cons
    • If not cured sufficiently, can be structurally unsound

    • Potentially higher humidity indoors

    • Making modifications is more difficult

Less Common Home Foundations

Over time, the types of home foundations have changed to meet the needs of the time, evolving from stone and wood on historic homes to more popular types involving concrete and ICF. Pier foundations are still standard in coastal regions and are specialty foundations used to protect the home in storms or on land with weak soil conditions.

  • Pile foundation (pier): Also called pier or pole foundations, these foundations are used when the topsoil is too weak or unstable to support a structure. Piles are long pillars extending downwards into the ground to stabilize the building above them. The posts reach down to the more rigid layer of rock or soil. An obvious example is a home built on stilts, commonly used in coastal areas, to protect homes from storm surges.
  • Wood foundation: Wood foundations have been used for nearly a century in the United States. However, they are prone to rot and insect activity, although pressure-treated lumber lasts longer than untreated wood. Wood foundations are cheap and easy to assemble, but their disadvantages make them less popular as a foundation-building material.
  • Stone foundation: Stone foundations have been used for millennia. They are one of the most durable building materials; however, the cost of materials and labor and the practicality of using stone as a building material have made stone foundations a thing of the past. You will still find them in older homes, and often, a mixture of stones fortified with cement was used to make a solid barrier.
FAQ
  • What type of foundation is best for a house?

    One of the best foundations for a house is slab-on-grade, plus the addition of a basement. Concrete slabs are cheap and easy to install, the cost of materials is inexpensive, and adding basements expands usable square footage, and increases the home value. Also, it's usually easier to repair plumbing and other lines that would otherwise be buried in concrete when you have a basement.

  • What is the strongest foundation material for a house?

    Concrete slab-on-grade is considered the gold standard; however, ICF works like super-durable poured concrete, making ICF stronger than traditional poured concrete.

  • What is the cheapest foundation type for a house?

    A concrete slab foundation at grade or ground level is the most affordable option.

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  1. How Much Does A Foundation Or Basement Cost? HomeAdvisor

  2. Crawlspace. Federal Emergency Management Agency

  3. Slab vs. Crawl Space Foundations: Pros, Cons, & Repair Methods. Real Seal Basement Waterproofing

    & Foundation Repair

  4. Install a Foundation. HomeAdvisor.