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A pier and beam foundation holds a house above the ground. Piers support beams. Beams support joists. Joists support the floor. The space below is a crawl space. This page explains how that system fails, how it is repaired and what to ask before work starts.
What the job is
Pier and beam repair restores level, support and load transfer under a raised floor. Work may include shimming, pier replacement, beam replacement, joist repair and crawl space moisture work. The goal is a floor that is level, firm and supported at each pier point.
A pier job is not only a floor leveling job. Leveling a floor without fixing a failed pier or rotted beam can leave the same weakness in place. A provider should find the cause of settlement, not only the low spot.
Signs you need it
Sloping floors are the most common sign. A marble test is not a measurement, but a floor that slopes visibly deserves a level reading. Bouncy floors point to joist or beam weakness. Doors that stick on one side of a house can point to uneven pier settlement.
Other signs include gaps at baseboards, cracks in walls above a sagging area and a musty smell from a damp crawl space. Standing water, mold growth or wood damage under the floor also point to a crawl space problem that affects piers.
A provider should check both the living space and the crawl space. A floor that looks level inside can still have a failed pier under a closet or a bathroom. Access to the full crawl space matters for a complete assessment.
Process step by step
First, the provider measures floor levels inside. It maps high and low points room by room. It notes doors, cracks and trim gaps on the same map.
Second, the provider enters the crawl space. It checks each pier for settlement, tilting, cracking or sinking. It checks beams and joists for rot, insect damage and sag. It checks moisture, drainage and ventilation. It notes plumbing leaks and standing water.
Third, the provider proposes a plan. The plan may list shimming, pier replacement, beam sistering or full beam replacement. Sistering adds a new beam member beside a weak one. Full replacement removes a failed member and installs a new one.
Fourth, the crew jacks the floor in small steps. Jacking lifts the floor toward level. It should be done slowly to avoid cracking walls and finishes. The crew then installs or adjusts piers, shims and beams.
Fifth, the crew checks levels again. It should confirm that doors close, floors feel firm and gaps have closed where possible. Some cosmetic cracks may remain. Those cracks need separate finish repair.
Materials and options
Concrete piers are common in pier and beam work. They may be block piers, poured piers or precast piers. Steel piers can be used where deeper support is needed. Wood piers are older and more exposed to rot. A provider should explain which pier type fits your soil and load.
Beams are usually wood or steel. Wood beams need protection from moisture and pests. Steel beams resist rot but need proper bearing and corrosion protection. Joists are usually wood. A rotted joist may be sistered or replaced, depending on damage extent.
Shims are thin wedges or plates used to fill a gap between pier and beam. Steel shims last longer than wood shims in a damp crawl space. Ask what shim material is planned for your job.
Crawl space support work may include a vapor barrier, drainage, ventilation changes or a sump system where appropriate. See Crawl space support for details on that part of the job.
Cost factors
Pier count drives cost. A job with two failed piers costs less than a job with twenty piers. Access drives cost too. A low crawl space, with less than 18 inches of clearance in places, takes more labor time than a tall crawl space.
Wood damage adds cost. Beam and joist replacement takes more time than shimming alone. Moisture work adds cost if drainage, vapor barrier or plumbing repair is needed. Interior finish repair after leveling is often separate.
Soil type matters. A pier on expansive clay may need a deeper footing or a different pier type than a pier on stable sandy soil. Ask how pier depth and footing size were chosen for your lot.
We do not publish a single price range here. Pier count, access and wood damage vary too much. An on site quote after a crawl space inspection is the useful price for your home.
How to choose a provider
Ask whether the provider inspected the full crawl space. Ask for a map of floor levels and a list of failed piers. Ask what method is proposed for each failed pier, and why that method fits that pier.
Ask for a written scope with pier count, beam work, joist work, shim material and crawl space work. Ask about permits for your city. Ask for references for pier and beam jobs, not only slab jobs. The skills differ.
Check licensing that applies to your job. Ask for proof and check it when you can. For a large job, compare two scopes. Look for differences in pier count, beam work and moisture work.
How our referral works
We do not choose a pier method for you. We do not set a price. The provider should give a written scope and price before work starts.
Cities in this batch
See the home page for the full city list in this batch.
Frequently asked questions
What is a pier and beam foundation?
A pier and beam foundation lifts a house above the ground on piers, beams and joists. The space under the floor is a crawl space. That space allows access to plumbing, wiring and supports. It also exposes wood and piers to moisture, pests and soil movement, so regular crawl space checks matter for long term stability.
Why do pier and beam floors sag?
Floors sag when piers settle, beams weaken or joists lose support. Moisture can rot wood members. Soil movement can drop one pier more than its neighbors. A sagging floor often shows as a slope, a bounce or a door that sticks. A provider should inspect under the floor, not only from inside the rooms above it.
What does shimming do in a pier job?
Shimming adds thin supports between a pier and a beam to restore contact and level. It is a common adjustment for a small settlement. Shimming alone does not fix a failed pier, rotted wood or a soil problem. A provider should explain why shimming is enough for your case, or why pier replacement is needed instead.
How long does pier and beam repair take?
Time depends on access, pier count and wood repair. A small shimming job may take a day. A larger job with pier replacement, beam work and crawl space drying can take several days. Ask for a written schedule with access needs, interior protection and finish work. Weather, permits and hidden damage can change that schedule.
Does pier repair include crawl space work?
Not always. Some quotes cover piers and beams only. Others include moisture control, vapor barriers or ventilation work in the crawl space. Ask for a written split. If moisture caused the pier problem, a pier job without moisture work may fail again. The scope should state what crawl space work is included.
Common questions
What is a pier and beam foundation?
A pier and beam foundation lifts a house above the ground on piers, beams and joists. The space under the floor is a crawl space. That space allows access to plumbing, wiring and supports. It also exposes wood and piers to moisture, pests and soil movement, so regular crawl space checks matter for long term stability.
Why do pier and beam floors sag?
Floors sag when piers settle, beams weaken or joists lose support. Moisture can rot wood members. Soil movement can drop one pier more than its neighbors. A sagging floor often shows as a slope, a bounce or a door that sticks. A provider should inspect under the floor, not only from inside the rooms above it.
What does shimming do in a pier job?
Shimming adds thin supports between a pier and a beam to restore contact and level. It is a common adjustment for a small settlement. Shimming alone does not fix a failed pier, rotted wood or a soil problem. A provider should explain why shimming is enough for your case, or why pier replacement is needed instead.
How long does pier and beam repair take?
Time depends on access, pier count and wood repair. A small shimming job may take a day. A larger job with pier replacement, beam work and crawl space drying can take several days. Ask for a written schedule with access needs, interior protection and finish work. Weather, permits and hidden damage can change that schedule.
Does pier repair include crawl space work?
Not always. Some quotes cover piers and beams only. Others include moisture control, vapor barriers or ventilation work in the crawl space. Ask for a written split. If moisture caused the pier problem, a pier job without moisture work may fail again. The scope should state what crawl space work is included.