Pier and Beam Foundation Repair

Pier and beam foundations were extremely popular in North Texas a century ago because of our clay soils and extremes in temperature, especially during the summer. Having a pier and beam foundation allowed the building to “move” with these extremes without compromising the overall integrity of the structure.


What exactly is a pier and beam foundation?

A pier and beam foundation, also known as a post and beam foundation, is a type of foundation construction that uses a series of vertical columns, called piers, to support a horizontal beam. This construction method allows for the weight of the building to be distributed evenly across the entire base of the foundation, providing stability and strength.

The piers in a pier and beam foundation can be made from various materials, such as wood, poured concrete, cement blocks, bricks, or stone, and are placed on a concrete foot either on or below the ground.

The beam, which can be composed of steel, wood, or concrete, rests on top of the piers and provides support to the structure. However, over time, the piers – particularly those made of wood – can deteriorate, requiring repair or replacement.

It is crucial to work with an expert who can carefully plan and execute the repair or replacement process since the beam plays a vital role in holding the entire structure in place.


Unique Problems with Pier and Beam Foundations

Pier and beam foundations can present unique problems and challenges that require specialized attention. One common issue is soil movement, which can occur due to factors like expansive soils or poor drainage. As the soil shifts or settles, it can cause the piers to become unlevel or sink, leading to an unstable foundation.

Moisture damage is another concern for pier and beam foundations. Excessive moisture from plumbing leaks, inadequate drainage, or high groundwater levels can result in rotting or weakening of the wooden components, such as the piers or beams. This can compromise the structural integrity of the foundation and impact the overall stability of the building.

Structural issues can also arise with pier and beam foundations, especially in older homes. Some historical properties may have outdated foundation systems that are no longer performing as intended. This can include the use of unstable materials like Bois D’arc posts or stumps or the presence of inadequate supports such as “stiff legs.” These structural deficiencies can lead to uneven floors, sagging beams, and other problems that need to be addressed for the safety and longevity of the building.

At FCS, we have expertise in pier and beam foundation repair, including in historical homes built before 1930. We have extensive experience in installing in-ground site-cast steel reinforced concrete footings under beam and pier structures, ensuring a durable and reliable foundation.

In fact, we see many older homes that have foundation systems that are not performing as designed or have totally failed. Some have Bois D’arc posts or stumps or “stiff legs,” which are a 4″x6″ section of the beam between the ground and the beam. This is very unstable as the soil sinks and swells.

Each pier and beam repair is unique due to the varied construction methods employed, so we offer free inspections to assess the specific needs of each project and provide a firm estimate of costs. Contact us today to learn more about our services and how we can address the unique problems of pier and beam foundations.

Signs of Pier and Beam Foundation Problems

Here are some visible signs that can indicate that a home or building has pier and beam foundation issues:

  • Cracks in the walls: Look for cracks that appear horizontally, vertically, or diagonally on the interior or exterior walls of the building. Pay attention to cracks wider than 1/4 inch, as they can indicate significant foundation movement.
  • Uneven or sloping floors: If you notice that the floors in your building are no longer level or if you feel a noticeable slope when walking, it could be a sign of foundation settlement or shifting.
  • Stuck doors and windows: Difficulty in opening or closing doors and windows, or doors that no longer align properly with their frames, can be indicative of foundation movement.
  • Sagging or bouncing floors: If the floors feel bouncy or sag in certain areas when walked upon, it may indicate that the support beams or piers beneath them have been compromised.
  • Separation between walls and ceilings: Check for gaps or separation between the walls and ceilings, which may appear as visible cracks or separation lines.
  • Uneven or cracked tiles or flooring: Tiles or flooring materials may show signs of cracking or become uneven if the foundation has shifted or settled.
  • Visible gaps around windows and door frames: Noticeable gaps or spaces around windows and doors that were not present before can suggest foundation movement.
  • Leaning or tilting chimney: A chimney that is visibly leaning or tilting away from the structure may indicate foundation issues affecting its stability.

If you observe any of these signs, please contact us, and we can discuss an appropriate course of action.

Our Pier and Beam Foundation Repair Process

Here is our process for pier and beam foundation repair jobs

1. One of our expert evaluators will come to your location. Provided there is adequate crawl space, your evaluator will look at the structure for:

  • Wood Decay due to Water Rot or Termites.
  • Warped Beams.
  • Shifted Beams, Which are No Longer Supported by Piers.
  • Inadequate Prior Leveling with Soft, Wooden Shims.
  • Uneven or Bouncy Floors.
  • Presence of Water in the crawl space.

2. We will provide a detailed report with recommendations and a cost estimate.

3. We’ll schedule the work and deploy our expert team.

Pier and Beam Foundation Repair Costs

Pier and beam foundation repair costs can range anywhere from $5,000 – $30,000, depending on the scope of the project. The cost of repairing a pier and beam foundation can vary depending on several factors. These include:

  • The severity of the damage – this is a significant factor influencing the cost, as extensive structural issues may require more extensive repairs.
  • The size of the building also plays a role, as larger structures typically require more materials and labor.
  • Other factors, such as the accessibility of the foundation and the complexity of the repair process, can also impact the overall cost.

Pricing structures for pier and beam foundation repairs will also vary among companies. Some may offer a per-project pricing structure, where the total cost is determined based on the specific needs of the foundation and the scope of the repairs required. Others may charge hourly rates for the labor involved in the repair process.

At FCS, we are committed to fair pricing without ever cutting corners or sacrificing the quality of our work. We always provide transparent estimates to our customers. We understand the importance of clear communication and ensuring our clients have a comprehensive understanding of the costs involved in their pier and beam foundation repair project.

Our team will assess the damage, evaluate the necessary repairs, and provide an accurate estimate, taking into account the specific factors influencing the cost. We aim to deliver quality service at a fair and competitive price, ensuring you receive the best value for your investment. Contact us to get your free estimate today.

Why Hire Us?

With over 25 years of experience serving customers in the Dallas – Fort Worth area, including Allen, Frisco, Plano, and McKinney, FCS Foundation and Concrete Services is the trusted choice for pier and beam foundation needs. Our expertise ensures high-quality workmanship and the use of appropriate materials.

We have a proven track record with over 7,000 residential and 1,000 commercial projects, earning us consistent 5-star reviews from our clients and glowing testimonials.

Our exceptional customer service, transparent pricing, and commitment to timely completion set us apart. Trust FCS for superior craftsmanship and reliable solutions for your pier and beam foundation and other concrete needs. Contact us today to experience the FCS difference.

Frequently Asked Questions

What is a pier and beam foundation?

A pier and beam foundation is a construction method that uses vertical columns (piers) to support a horizontal beam. It provides stability and strength by distributing the weight of the building evenly across the foundation.

What are the signs of pier and beam foundation issues?

Visible signs include cracks in walls, uneven or sloping floors, stuck doors, and windows, sagging or bouncing floors, separation between walls and ceilings, and gaps around windows and door frames.

How much does pier and beam foundation repair cost?

Prices can range from $5,000 – $30,000. The cost of pier and beam foundation repair can vary depending on factors such as the severity of the damage, the size of the building, and the complexity of the repair process.