Pier and Beam Repair
Bring a Raised Floor Back to Level
Floors dipping toward one wall or rolling across a room? Call us and request a free estimate.
- Slab and pier and beam homes
- Written estimate before work
- Floor elevation survey on every visit
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Pier and Beam Houses Around Rowlett
A pier-and-beam foundation holds the house up on a grid of piers, with beams running across them and floor joists on top. You find them on older houses around Rowlett and in neighboring towns, from small lakeside homes to farmhouses and additions built before slabs became the norm.
The big advantage of this design is that it can be adjusted. When clay soil swells and shrinks, individual piers rise or sink, and the floor above dips or humps to match. Instead of lifting a whole concrete slab, we can work pier by pier, adding or replacing shims and support where needed.
This page is about the support system: piers, pads, shims and beams. If the main concern is moisture, rot or humidity under the house, our crawl space repair page covers that. Many Rowlett-area pier-and-beam homes benefit from both, but it helps to know which problem is driving the symptoms.
Pier and Beam Repairs We Handle
We measure the floor, then go under the house to check each pier and beam line. Repairs usually come from this list.
Re-shimming
Wood shims dry out, compress or rot over time, leaving gaps between the pier and the beam. We jack the beam slightly and replace old shims with new hardwood or steel ones, bringing that part of the floor back up.
Replacing failed piers
Old block stacks, wood posts or shallow concrete pads can tilt, crack or sink into soft clay. We remove them and set new concrete piers on proper footings or pressed pilings, depending on the soil and the load.
New or sistered beams
A beam that has cracked, rotted or sagged between piers cannot hold the floor flat. We sister new lumber to it or replace the run, and add intermediate piers when the span is too long.
Re-leveling the whole house
When several piers have moved, we adjust the entire floor in stages, checking elevations as we go. Gradual lifting reduces the chance of cracking drywall, tile or plaster above.
Perimeter beam and grade beam repair
The outer foundation wall or grade beam carries exterior walls and brick. Cracks or settling here are handled with piers along the perimeter and repair of the concrete where it has broken.
Pricing
Pier and Beam Repair Costs
| Repair type | Typical range | What moves the price |
|---|---|---|
| Re-shim and re-level | $500 – $3,000 | Number of piers adjusted, crawl clearance, floor condition |
| Replacement concrete piers | $1,000 – $3,000 per pier | Pier type, depth, access under the house |
| Beam sistering or replacement | $1,500 – $6,000 | Length of beam, rot, new piers needed |
| Perimeter piers under a grade beam | $1,000 – $3,000 per pier | Depth to firm soil, brick or flatwork nearby |
| Engineer's foundation evaluation | $400 – $1,000 | Scope of the visit and report, paid to the engineer |
These are national planning ranges, not quotes for your house. Clearance under the floor, the number of piers involved and hidden rot affect the price most. You get a written estimate before work starts.
How it works
How Pier and Beam Repair Works
- 1
Call and describe the floor
Tell us where the floor dips or bounces and whether doors or windows have started sticking.
- 2
Measure and go underneath
We take elevation readings across the house, then check every pier, shim and beam line we can reach.
- 3
Map the repair
We mark which piers need shims, replacement or added support, and which beams need work, and explain the expected result.
- 4
Approve the written estimate
Scope, materials and price are written out. Work starts once you approve it.
- 5
Repair and re-level in stages
Supports are replaced or adjusted, the floor is brought up gradually and we share final elevation readings.
Why Choose Us for Pier and Beam Repair?
Pier-by-pier inspection
We check each support under the house instead of guessing from the floor above, so we adjust only what has actually moved.
Gradual, measured leveling
Lifting a little at a time with elevation checks protects the finishes inside your home while the floor comes back up.
Long-lasting materials
Old cedar shims and block stacks are replaced with materials that do not rot or crush, so the repair is not just a temporary bump.
Honest about what can be adjusted
Some floors have settled into a shape over decades. We tell you how far they can reasonably be brought back and what that will look like inside.
Questions
Pier and Beam Repair FAQ
How often does a pier-and-beam house need re-shimming?
It depends on the soil and how well the house drains. On expansive clay, some homes need minor adjustment every several seasons, especially after a severe drought or a very wet spring. Better drainage and solid shims stretch that interval.
Is pier and beam easier to repair than a slab?
In many cases, yes. Because the house sits on individual supports, we can reach and adjust them from the crawl space without breaking concrete. Major pier replacement can still be a sizable job.
What is the difference between this and crawl space repair?
Pier and beam repair deals with the supports that hold the house up and level. Crawl space repair deals with moisture, ventilation and rotted framing under the floor. A house can need one, the other or both.
Pier and Beam Repair Across Texas
We handle pier and beam repair in these communities:
Need Pier and Beam Repair in Rowlett?
Floors out of level on a raised house? Call (469) 890-1640 and request a free estimate.