Pier and Beam Foundation Repair Costs by Type of Repair

What Is the Cost of Pier and Beam Foundation Repair In 2025?

A pier and beam foundation raises your home with vertical piers and horizontal beams, creating a crawl space beneath the structure. These foundations are durable, but problems like sagging floors, moisture buildup, or shifting piers can develop over time.

In 2025, most homeowners spend around $6,500 on pier and beam repairs, though average prices can range from $3,000 to $9,500, depending on the type of repair. Minor fixes such as reshimming may cost just $1,000 to $3,500, while larger projects like full house leveling can exceed $10,000.

Knowing what affects the cost, from soil conditions to repair methods, helps you plan effectively and avoid unexpected expenses.

Pier and beam foundation

What Are the Signs of Pier and Beam Foundation Problems?

Pier and beam foundation issues often start subtly. Small shifts or moisture problems in the crawl space can lead to visible changes inside your home. Watch for these warning signs:

Sagging or uneven floors
Cracks in interior walls and ceilings
Doors and windows that stick or fail to close properly
Moisture or standing water in the crawl space
Visible shifting or sinking of piers
Musty smells, mold, or pest activity in the crawl space

When Should You Call a Pro Immediately?

While some issues can wait for a scheduled repair, others require urgent attention. If these problems appear, contact a foundation professional right away. Delaying repairs can quickly increase costs and compromise your home’s safety:

Sudden floor collapse or severe sagging
Cracks that appear suddenly and grow quickly
Flooding in the crawl space
Obvious pier or beam displacement

Parts of a Pier and Beam Foundation

A pier and beam foundation is made up of several components that work together to support your home. The labeled diagram below shows the most common parts.

Labeled illustration of a pier and beam foundation

Understanding these parts makes it easier to see why certain repairs cost more than others.

» Related: What is a raised foundation?

What Do Different Pier and Beam Foundation Repairs Cost?

The cost of pier and beam foundation repair depends on the type of fix needed. Some repairs are minor, while others involve lifting or rebuilding large parts of the structure. Below is a cost breakdown by repair type:

Cost of Pier and Beam Foundation Repair
Project Scope	Typical Cost
Reshimming	$1,000 to $3,500 total
Replacing Piers	$2,500 to $6,000 per pier
Beam Replacement	$400 to $1,200 per beam
Floor Joist Replacement	$350 to $1,000 per joist
Underpinning	$1,000 to $3,000 per pier
Waterproofing	$3,000 to $20,000+ total
Full House Leveling	$5,000 to $12,000 total

Reshimming ($1,000 to $3,500 total)

Shims are thin wedges (usually wood or steel) used to adjust floor levels. Over time, they can rot, compress, or shift. Reshimming involves lifting sections of the home slightly and replacing or adjusting the shims to re-level the floors.

Replacing Piers ($2,500 to $6,000 per pier)

Old or damaged piers can crack, rot, or sink, especially in damp or clay-heavy soils. Replacing them restores stability but can be labor-intensive if access is limited.

Beam Replacement ($400 to $1,200 per beam)

Beams span across piers to support floor joists and the structure above. If they rot, crack, or sag, professionals lift the home and replace beams with treated lumber or steel.

Floor Joist Replacement ($350 to $1,000 per joist)

Joists are smaller supports beneath the flooring. They often fail due to moisture, pests, or poor construction. Replacement usually happens alongside beam repairs.

Underpinning ($1,000 to $3,000 per pier)

Underpinning strengthens a pier and beam foundation by installing deep pilings beneath the footings. These piers transfer the weight of the home further into stable soil or bedrock, reducing risks from soil expansion, contraction, or freezing.

Most homeowners spend around $8,000 total for underpinning, though costs range from $2,000 to $20,000 depending on soil conditions and how many piers are required.

Common types of underpinning piers include:

Segmented piers — around $1,000 each; economical option
Steel (push) piers — around $2,000 each; durable and widely used
Helical piers — around $3,000 each; best for sandy or loose soils

Waterproofing and Moisture Control ($3,000 to $20,000+)

Because crawl spaces sit close to the ground, moisture problems are common. Waterproofing may include vapor barriers, sump pumps, crack sealing, or full crawl space encapsulation.

Full House Leveling ($5,000 to $12,000 total)

In severe cases, the entire home must be lifted and reset on new or reinforced piers and beams. This process is extensive and may also include reshimming and beam replacement.

Per-unit costs, like beams or piers, can add up quickly. For example, underpinning at $2,000 per pier could total $16,000 if eight piers are required. Always request a detailed inspection and quote to understand your home’s unique needs.

Factors That Influence Price

Several factors can affect pier and beam foundation repair costs:

Type and Severity of Damage: Minor sagging costs less than structural collapse.
Home Size: Larger homes need more labor and materials.
Foundation Accessibility: Cramped crawl spaces cost more in labor and may require specialized tools.
Soil Conditions: Clay-heavy or poorly draining soil often requires more extensive fixes.
Local Labor Rates: Costs vary by region.
Repair Method: Simple reshimming is cheaper than full house leveling.
Required Permits or Inspections: These can range from $100 to $500 and may delay or increase project costs.
Add-ons: Items like dehumidifiers, sump pumps, or drainage systems increase the total.

Repair vs. Replacement

Most pier and beam foundations can be repaired. But full replacement might be necessary for widespread rot, termite damage, or failing beams and piers.

Repairs typically cost $1,500 to $15,000. Full foundation replacements can run from $20,000 to $40,000 or more.

Lifespan of Common Repairs

Reshimming: Lasts 5 to 10 years
Waterproofing: 10 to 15 years
New Piers and Beams: Up to 25 years with maintenance

Though repairs may not last as long as full replacements, they’re often cost-effective.

DIY vs. Hiring a Professional

Foundation repairs are complex. It’s not recommended for most homeowners to do them. Minor reshimming and moisture control projects may be DIY-friendly if the crawl space is accessible. However, professionals should handle complex repairs like leveling or structural replacements, especially if electrical or plumbing work is involved. Mistakes can be dangerous and expensive to fix.

How to Save Money on Pier and Beam Repairs

Get at least three quotes from licensed contractors.
Perform regular maintenance to catch issues early.
Combine services (e.g., reshimming and vapor barrier) to save on labor.
Stay in your home during repairs, if safe, to avoid lodging costs.

FAQ: Pier and Beam Foundation Repair Costs

What’s the cheapest type of pier and beam repair?

Reshimming is typically the most affordable, starting at around $1,000.

How often do pier and beam homes need maintenance?

Inspect the foundation every 5 to 10 years. Call a pro sooner if you spot problems.

Can I live in my home during repairs?

Usually, yes. For larger repairs, you may need to stay elsewhere.

What adds the most cost to house leveling?

Difficult crawl space access, multiple damaged piers and beams, and underpinning increase costs.

Does homeowners' insurance cover pier and beam repairs?

Insurance only covers damage from covered perils (e.g., burst pipes, earthquakes). Wear and tear or settling are usually not covered.

Pier and Beam Foundation Repair Cost: What Homeowners Should Expect