Re-shimming and re-leveling
Where the framing is sound, the fix is often adjusting the supports back to the right height in a controlled sequence so the floor is not forced.
Pier and Beam Foundation Repair
Houses built before slab construction took over sit on beams and piers with a crawl space underneath. When the interior supports settle or the sills give way, the floor tells you first. Round Rock Foundation Repairs looks at the structure from below before pricing a repair.
- Upfront Quotes
- Slab & Pier and Beam
- Residential & Commercial
Signs That Need Attention
- Floors that bounce or feel springy in the middle of a room
- A noticeable dip or slope toward the center of the house
- Gaps between the baseboard and the floor in one area
- Doors in the older part of the house that only stick in wet weather
- A damp, musty smell coming up from the crawl space
Round Rock and Taylor both have older housing on pier and beam near their original downtowns, and Georgetown has a good deal of it around the square. These houses often carry a century of add-ons, patched supports and shims from previous owners, which is exactly why the crawl space gets inspected first.
What the Service Includes
A pier and beam repair is usually a set of small, specific corrections rather than one big lift. Round Rock Foundation Repairs quotes what the structure needs and says what can wait.
Replacing failed supports and sills
Crushed pads, rotted sill plates and split beams get replaced with properly sized material bearing on firm ground rather than on loose soil.
Adding piers where the spans are too long
Older houses are often short of interior supports by current standards. Extra piers under a long span take the bounce out of a floor permanently.
Your Options
Crawl space moisture is part of the job, not an extra. Ground that stays wet under the house rots sills and feeds movement, so grading, gutter outlets and ventilation get looked at alongside the framing. That side is covered on our drainage page.
Where a house has both a crawl space and a slab addition, the two parts move independently and the joint between them usually shows it. Those situations are worth an inspection with full elevation readings, and sometimes an independent engineer report.
If the addition itself is the part that has dropped, see slab foundation repair. Older housing in Taylor and the rest of our service area is covered too.
Pier and Beam Repair Questions
What decides the cost of pier and beam repair?
How many supports need work, how easy the crawl space is to move around in and whether any framing has to be replaced. A low crawl space with poor access takes longer for the same amount of work. Round Rock Foundation Repairs gives you the scope and price in writing after looking underneath, not from a description on the phone.
Is pier and beam worse than a slab in this soil?
No, just different. A crawl space house can be adjusted back toward level far more easily than a slab, and you can see the structure to inspect it. The trade-off is that wood needs to stay dry and supports need checking every few years. Neither type escapes the clay underneath.
Can I go under the house and shim it myself?
Please do not. A house in a crawl space is held up by a small number of loaded points, and taking weight off the wrong one can shift the structure suddenly. It is also easy to jack a floor too far and split framing above. Round Rock Foundation Repairs does this with the load supported properly and in a planned sequence.
How long does the work usually take?
Straightforward re-leveling is often a short job; replacing beams and sills takes longer and can uncover more once the finishes are off. You will get an estimated schedule with the quote, and any change gets approved before it happens. See how it works.
Book a crawl space inspection
Tell us about the floor and how old the house is, and we will take a look underneath.