Pier and Beam Foundation Repair Cost: What Homeowners Should Expect

Pier and Beam Foundation Repair Cost: What Homeowners Should Expect

The strength and stability of your home’s foundation are paramount. If you notice sagging, cracking, or shifts in your home’s flooring and walls, you might have a foundation problem. Solving these issues often involves repairs to the pier and beam foundation comprising your home’s crawl space — a potentially costly endeavor.

Pier and beam foundation repair costs range from $1,500 to $15,000, depending on the severity of the damage and the type of repair needed. On average, homeowners pay around $6,500 for pier and beam repairs. Small fixes, such as mold remediation or reshimming, may cost just $1,000 to $3,000, while major repairs such as underpinning or structural rebuilds can run $10,000 or more.

Understanding the type of work your home needs and how that work is priced can help you plan and avoid costly surprises.

Signs You Might Need Pier and Beam Foundation Repair

If your home rests on a crawl space or raised foundation, it likely has a pier and beam foundation. Problems with this type of foundation can manifest in the following ways:

• 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
• Signs of mold, mildew, or pest activity beneath the home

When to Act Fast

Some foundation issues can escalate quickly if left unaddressed. Call a pro immediately if you notice more severe signs of a major issue. These signs could indicate structural failure, which is much more expensive to fix than problems in their early stages:

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

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Average Cost of Pier and Beam Foundation Repair

Pier and beam foundation work requires professional labor and materials. In general, labor accounts for 60% to 70% of the overall cost of the project. Materials such as concrete piers, wood beams, and hardware make up the rest of the cost.

Cost by Repair Type

Homes with pier and beam foundations will typically require different types of fixes, depending on the problem. Each repair comes with its own estimated cost. Below, we’ll go into common repairs you may need. But first, it’s important to know how a pier and beam foundation is constructed:

Reshimming: $1,000 to $3,000

Shims are thin wedges, typically made of wood or steel, used to level construction materials. Over time, these pieces can rot and flatten. Replacing shims can improve minor settling and floor sagging. Crews will lift the floors slightly to remove, replace, or add shims to level things again.

Replacing Piers: $2,500 to $6,000

Made of concrete, wood, or brick, piers are key structural components. They can crack, rot, or sink, especially in damp soils. To fix the issue, piers are usually replaced with concrete blocks, steel, or concrete pads. Costs rise if access is difficult or piers are deeply embedded.

Replacing Beams: $4,000 to $8,000

Beams are wooden supports across piers that hold up the floor. Rot or cracks can lead to sagging. Pros will lift the home, remove damaged beams, and replace them with treated lumber or steel. Costs vary depending on the materials used.

Replacing Floor Joists: $5,000 to $10,000

Joists are smaller wooden supports beneath the flooring. Like beams, they can rot or sag due to pests, moisture, or poor construction. Crews remove and replace old joists — often as part of a larger beam replacement project.

Underpinning: $8,000 to $15,000

When the soil under your home sinks or shifts, underpinning reinforces the foundation. This may involve adding stronger piers such as concrete piles, helical piers, or steel push piers.

Waterproofing or Moisture Control: $1,500 to $6,000

Crawl spaces are close to the ground and vulnerable to moisture and pests. Waterproofing may include vapor barriers, crack sealing, insulation, sump pumps, or French drains.

Full House Leveling: $5,000 to $12,000

One of the most involved repairs, full house leveling is needed when the entire foundation must be realigned. Crews jack up the structure to reset piers and beams — often with reshimming and beam replacement.

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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.

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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.