Pier and Beam Repair
Re-Leveling Older Homes That Sit on Piers
Floors that bounce, slope or creak in an older house? Call us and request a free estimate.
- Slab and pier and beam homes
- Written estimate before work
- Cause-first recommendations
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Pier and Beam Homes in Tyler
Before slabs became standard, many houses were built on piers with wood beams spanning between them. In Tyler, a lot of homes in the Azalea District and other older central neighborhoods still sit on these foundations. They hold up well for a long time, but the piers, shims and beams need adjusting as the soil moves and the wood ages.
This page is about the support system: the piers, the blocks and pads they sit on, the shims between pier and beam, and the beams themselves. Moisture, rot and insulation problems in the space under the house are covered on our crawl space repair page. Both often need attention on the same house, and we check both during an inspection.
Expansive clay under East Texas homes moves the piers up and down with the seasons. Shims dry out, compress or slip, and old brick or concrete block piers can crack or lean. The result is floors that slope, doors that rub, and a house that feels uneven when you walk across it.
Pier and Beam Repairs We Do
A pier and beam foundation can usually be adjusted and repaired a section at a time, which is one of its advantages. These are the repairs we make most often on older Tyler houses.
Re-Shimming
Shims between the top of each pier and the beam fill the gap and set the floor height. When they compress, rot or slip, the floor drops at that spot. We replace them with durable steel or composite shims and set each pier to the right height.
Replacing Failed Piers and Blocks
Old brick or block piers can crack, lean or sink on a poor footing. We remove failed piers and set new ones on proper concrete pads, or install pressed piles where the soil calls for deeper support.
New Beams
When a beam has rotted, split or bowed between piers, shimming will not fix it. We install a new beam, or add a beam alongside the old one, and transfer the floor load onto it.
Adding Piers to Shorten Spans
Some older homes were built with piers spaced too far apart, which lets beams sag in the middle. Adding piers under those spans stiffens the floor and stops the dip.
Whole-House Re-Leveling
After piers and beams are sound, we adjust the whole structure in stages to bring the floors back toward level. Going slowly protects plaster, trim and old windows from cracking.
Perimeter Beam and Skirting Repair
The perimeter beam or grade beam carries the exterior walls. We repair cracked or settled sections and restore skirting or access openings that were damaged.
Pricing
What 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 space height, access |
| New or replacement pier | $1,000 – $3,000 per pier | Pad or pile, depth, removing the old pier |
| Beam replacement or support | $1,500 – $6,000 | Beam length, number of spans, added posts |
| Whole-house re-level with new piers | $4,000 – $15,000+ | House size, number of piers, extent of beam work |
| Engineer's report (if needed) | $400 – $1,000 | Paid to the engineer; scope of the evaluation |
These are typical ranges for planning only, not quotes. Your price depends on how many piers need work, how much room there is under the house, whether beams need replacing and what we find once we are under the floor. Re-shimming is often the least expensive foundation repair a homeowner can have. You get a written estimate before any work starts.
How it works
How Pier and Beam Repair Works
- 1
Call and describe the floors
Tell us which rooms slope or bounce, where doors rub, and whether you know the age of the house. That helps us plan the visit.
- 2
Under-floor inspection
We take floor elevations inside, then check each pier, shim and beam from below and note what has failed.
- 3
Written estimate
You get a pier-by-pier plan showing what we will re-shim, replace or add, and the cost.
- 4
Repair and re-level
We replace failed piers and beams first, then adjust shims in stages to bring the floor toward level.
- 5
Final readings
We take final elevations, check doors and windows with you, and record what was done.
Why Choose Us for Pier and Beam Repair?
We know older houses
Older homes have plaster, original trim and old windows. We re-level gradually to protect them.
Adjust before replacing
If re-shimming a few piers will level the floor, that is what we recommend. New piers and beams only go where they are needed.
We show you what is under there
Most homeowners never see their piers. We photograph each problem area and explain it.
Written scope and price
You see every pier, shim and beam we plan to work on, and the price, before we start.
Questions
Pier and Beam Repair FAQ
How often does a pier and beam house need re-shimming?
It varies with the soil, drainage and the condition of the piers. Some homes go a long time between adjustments, while homes on very active clay may need attention sooner. Durable shims and good drainage help the work last.
Is pier and beam easier to repair than a slab?
Often, yes. Because there is a crawl space, we can reach the supports directly and adjust them without digging under concrete. Small corrections can be inexpensive compared with slab piers.
Can you level an old house completely in Tyler?
We aim for practical level, not perfect. Older homes have often settled into their shape, and forcing them flat quickly can crack plaster and bind windows. We level in stages and talk with you about the target before we start.
Pier and Beam Repair Across Texas
We handle pier and beam repair in these communities:
Need Pier and Beam Repair in Tyler?
Sloping or bouncy floors in an older home? Call us and we will set up a free estimate for your pier and beam foundation.