Irving, TX · Pier & Beam Foundation Repair
Pier and Beam Foundation Repair in Irving
Older houses in Irving, and some additions, sit on a crawl space instead of a slab. When the floors spring, slope or squeak, the answer is usually under the house: loose shims, a sagging beam or wood that has absorbed too much moisture.
01 — What this covers
The work itself
- Crawl space inspection: piers, footings, beams, joists and sill plates
- Floor leveling by re-shimming and resetting piers
- New piers and beams under sagging spans
- Replacement of rotted joists, sills and sub-flooring sections
- Termite and moisture damage assessment
- Vapor barrier, vents and drainage corrections for the crawl space
- Reinforcing the perimeter beam on older homes
- Final elevation readings and written notes
02 — Detail
Reading a crawl space
On a pier and beam house, the foundation is the whole system under the floor: footings in the soil, piers rising from them, beams across the piers and joists across the beams. The structure is flexible by design, which is why it can be adjusted in a way a slab can't — and why it also needs periodic attention.
An inspection starts in the crawl space with a flashlight, a probe and a level. The inspector checks that each pier is plumb and sitting on a sound footing, that shims are tight and not crushed, that beams are straight and that the wood is dry and solid. Photographs of what's under the house are part of a good report; most owners have never seen that space.
03 — Detail
What causes the floors to move
The most common cause in Irving is the same one that affects slabs: clay that changes volume. A pier sitting on a footing in expansive soil can settle or rise with the seasons, changing the height of the beam it supports. Old wood shims can compress or slip, and when a few go the floor over them drops.
The second cause is moisture. A crawl space that stays damp invites rot and termites, and wood that has lost strength sags under the same load it carried for decades. Poor ventilation, bare soil, a leaking supply line or a downspout that drains toward the house are the usual suspects.
The third is simple age. Houses from the mid-twentieth century were often built with smaller beams and more widely spaced piers than builders would use today, and the loads inside — heavier appliances, extra floors of furniture, renovations — are heavier.
04 — Detail
Leveling the floors without damaging the house
Re-leveling a pier and beam house means raising the low sections of the floor system and fixing them in place on new shims or adjusted piers. Done well, it takes place in gradual stages: a little at a time, checking the walls, doors and plumbing after each, so the structure above has time to follow.
Where a floor sags between supports, shimming isn't enough. The remedy is a new pier and a short beam in the middle of the span, effectively shortening the distance the wood has to carry. Piers that have leaned or sunk are reset or replaced on proper footings.
Perfect level isn't always the goal. An older house that has settled over fifty years has adapted to its shape: forcing it flat can crack plaster and bind doors. A good company will tell you the target and why.
05 — Detail
Wood repairs and moisture control
Replacing a rotted sill plate or a section of joist is routine work, but it has to be found first, which is why the inspection includes probing the wood. Where a beam has failed, it may be sistered with new lumber or replaced.
The repair lasts longer if the cause of the moisture is fixed. That can mean clearing blocked vents, adding a vapor barrier over the soil, regrading so rain flows away from the house and correcting plumbing leaks. These steps are modest in cost compared with the wood they protect.
06 — Detail
Questions worth asking
How many supports will be added or adjusted, and where? What are the shims made of? How much wood will be replaced? Does the price include opening and closing the crawl space access and repairing skirting? What will the readings be after the work, and what does the company consider an acceptable result for a house of this age?
Answers to those questions are what separate a thorough proposal from a vague one. A company that does this work regularly will have them ready.
How we work
Step by step
- 01
Free crawl space inspection with photographs and floor elevation readings.
- 02
Written plan listing supports to adjust or add, wood to replace and moisture corrections.
- 03
Staged leveling, checked against doors, walls and plumbing as it goes.
- 04
Wood repairs, new piers or beams, and ventilation or barrier work.
- 05
Final readings and a written summary for your records.
What it costs
Re-shimming and resetting piers usually costs far less than a slab repair, and rises with the number of new supports, any wood replacement and how difficult the crawl space is to work in.
Questions
Pier & Beam Foundation Repair — asked and answered
Why do my floors bounce?
Usually because a span between supports is too long for the beam or joists, or because wood has weakened. A new pier and beam under the span often fixes it.
Do pier and beam houses need regular maintenance?
Yes. A look at the crawl space every few years, and attention to vents, drainage and plumbing, is the cheapest protection.
Can a house with a crawl space be converted to a slab?
That is a major project and rarely worthwhile. Repairing and maintaining the pier and beam system is the normal course.
Is it safe to enter the crawl space myself?
Small spaces can hide hazards such as wiring, pipes and animals. For anything beyond a quick look from the access, leave it to the inspector.
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