Pier-and-beam foundation repair cost

What pier-and-beam is

The first floor is framed in wood and built well above the ground on piers, which leaves a crawl space; there's usually no concrete slab, and the beams span from pier to pier (Foundation Performance Association).

What the repairs are

Texas engineering guidelines list the repairs: shimming the floor framing on top of the existing supports, repairing or strengthening the framing, replacing or adding supports, and restoring the void space under the floor (ASCE Texas Section). Shims of hardwood or steel go on top of the pier caps to fill gaps (ASCE Texas), damaged framing gets replaced or reinforced, and treated lumber is the recommended material (ASCE Texas).

Moisture control is part of the repair: crawl space cross ventilation, drainage under the floor, ground clearance for beams and joists, and treated lumber (ASCE Texas). Moist crawl space wood is more likely to rot and to draw termites and carpenter ants (DOE Building America). Crawl space moisture.

Slabs use a different set of methods: underpinning, grouting, mudjacking, crack injection, tendon stressing, and partial demolition and rebuilding (ASCE Texas).

What inspectors flag

Texas inspectors report deteriorated materials and deficiencies in beams, joists, bridging, blocking, piers, posts, pilings, columns, sills and subfloor (Texas Real Estate Commission).

Published ranges