Updated May 24, 2023
The average pier and beam foundation repair cost in 2023 can be as high as $30,000 or more, depending on several vital factors. The size of your home, foundation settlement, cost of labor, the cause of the problem, and accessibility all play a part in the project’s valuation. Below, you’ll learn about various cost items, when to repair the foundation and the causes of the beam and pier foundation failure.
What is a Pier and Beam Foundation?
Many U.S. homes are built with a slab or a pier and beam foundation. To determine which type of foundation your home has, check if there is a crawl space underneath your house. If you find one there, it’s pretty likely that it was built with a pier and beam foundation.
Pier and beam foundations are also known as post and beam foundations. They are constructed using wooden beams across a concrete pier grid designed to elevate a home above ground.
Why are Pier and Beam Foundation so Costly to Repair?
They’re expensive to fix because it takes a lot of man-hours to make repairs. It’s difficult to work in a dark, cramped crawl space. What’s more, these types of structures often have rotten wooden members that need to be replaced. The cost of wooden beams and joists can quickly add up. If foundation piers or block and base supports must be installed under a pier and beam house, the price could easily reach $6,000 or more. Overall costs can also be affected by the type of foundation piers installed.
Benefits of Pier and Beam Foundations
A post and beam foundation can offer the following benefits:
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Moisture Control:
This foundation design elevates a home or other structure above ground, which creates a crawl space underneath. This space between the floor and the ground allows for better ventilation, contributing to moisture control. This feature helps to prevent termite infestation, rot, mold buildup, and other moisture-related issues.
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Accessibility:
The crawl space created by this foundation’s design provides utility workers better access to plumbing and other utilities than a slab foundation. Professionals can better reach pipes, wiring, and HVAC fixtures allowing for convenient inspection, installation, and repairs.
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Better Stability:
Post and beam foundations provide better stability, especially when homes are built in areas with variable soil conditions. The load and weight of the entire structure are distributed evenly on every individual pier. This design reduces the risk of differential settlement. For this reason, post and beam foundations are often used in areas with lots of clay soil or land prone to soil movement.
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Adaptability and Flexibility:
This foundation type allows for more flexibility in construction and design. Since the piers and other structures are modular, structural designers can modify, adapt, and adjust the foundation design to fit various surface areas. If needed, you can also make additions to the foundations. Having this level of flexibility is highly beneficial for expansion and remodeling projects.
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Improved Insulation:
Another benefit you gain from having a crawl space underneath a home. You can use the space to create better insulation, which helps to improve your home’s energy efficiency. The crawl space helps by reducing heat loss or gain through the floor. In addition, it can also create a buffer against cold floors during winter.
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Better Leveling:
Another advantage of post and beam foundations is their adjustability. Soil settlement can occur over time, impacting a foundation’s leveling. This shift in the soil can cause cracks in the foundation and other structures. With this foundation design, you can adjust and reinforce the affected piers as needed, which reduces structural issues. In addition, this system also helps to maintain the integrity of a building or home.
Types of Pier and Beam Foundations
This type of foundation consists of piers or vertical columns that support horizontal beams. There are several types of post and beam foundations based on the original design:
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Concrete Block Piers:
This type features concrete blocks stacked on each other. Contractors then reinforce the concrete blocks using steel, creating a stable base for beams. This design is best suited for areas with level load-bearing soil or stratum. This type of foundation is an excellent option if your lot has robust and sturdy ground on the surface.
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Masonry Piers:
This design is similar to the first one described earlier but features solid cylindrical columns instead. Contractors drill shafts into the ground to create pre-dug holes. The concrete for the piers is then poured into these shafts. These types of piers provide excellent support for beams to be laid later.
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Wooden Piers:
This design is used for more traditional homes with timber pilings or wood posts. The wood used for the foundation is treated, protecting it from insects, decay, and wood rot. If you’re constructing smaller houses, this type of foundation can be a cost-effective solution.
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Steel Piers:
Other than wood or concrete, homeowners also have the option to build their homes with steel piers. Contractors use vertical steel columns, providing support for the beam and foundation. The process requires hydraulic machinery to drive the columns into the ground. This technique can be an excellent option for foundation work, especially when there is shifting or weak soil.
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Drilled Caissons:
Caisson construction is a foundation design best suited for soft soil and damp areas. It is often used in building bridges, docks, and other structures near bodies of water. This method makes use of watertight cylinders that are filled with concrete. Holes are drilled on the ground where the caissons will be fitted to provide a firm foundation.
Why Do Pier And Beam Foundations Fail?
Several issues can damage, corrode, and cause post and beam foundations to fail. When piers get damaged, they unlevel floors, causing sinking, cracks and sagging.
Some of the most common causes of post and beam failure include:
- Seismic activity
- Poor building practices
- Lack of water mitigation
- Sinking and heaving of the soil
- The lateral movement of earth against the foundation
- Poorly compacted soil
- Tree roots that can dry the soil
- Soil degradation
- Poor drainage
How Much Does Pier and Beam Foundation Repair Cost?
The cost of repairs to a post and beam foundation depends on the type of work needed. It may also require plenty of labor in cramped spaces, raising costs. With this in mind, the cost can range from $1,000 for simple repairs and maintenance to over $30,000 for major structural repairs.
To give you some perspective on the costs, consider the following estimates:
- Reshimming and minor adjustments ($1,000 to over $7,000)
- Adding piers and pier repair ($4,000 to $6,000)
- Beam replacement ($10,000 to $20,000)
- Adding support jacks ($5,000 to $15,000)
- Underpinning of existing piers ($30,000 and higher)
It is important to note that these are only estimated cost projections. Contact our specialists for an exact quote for your project.
Why Would You Need to Repair Your Pier and Beam Foundation?
It is crucial to address problems with any foundation to prevent further damage to your home. If left unchecked, structural issues could undermine the stability and safety of a house or building. Some signs you should watch out for include sagging floors and cracks on the walls, floors, and foundation. Plumbing issues, leaks, and moisture buildup can sometimes be telltale signs of a damaged post and beam foundation.
Five Ways to Repair a Pier and Beam Foundation
Here are the various methods contractors can use to repair a post and beam foundation:
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Shimming and Leveling:
This process restores uneven or sagging floors. Contractors install steel or composite shims between the beams to raise the level of sagging sections.
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Pier Reinforcement:
Existing piers that have shifted are reinforced to provide additional support, ensuring they remain structurally sound. This process involves steel or concrete supports, brackets, or helical piers. These reinforcements help to distribute the weight more evenly across all piers.
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Beam Replacement:
Damaged and deteriorated beams are replaced to keep the foundation stable and secure. The decayed or weakened sections of the beams are carefully removed and replaced with properly sized replacements.
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Moisture Management:
Addressing moisture-related issues preserves the quality and strength of your home’s foundation. Contractors ensure proper ventilation and improve moisture barriers. The goal behind this process is to prevent moisture accumulation. This also includes the removal and replacement of damaged or rotten wood components.
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Foundation Underpinning:
Underpinning is a process that reinforces a home’s foundation preventing further unsettlement. Contractors can install additional piers or place supports, such as helical and driven steel piers, under existing piers to improve the foundation’s stability and load-bearing capacity.
Factors That Affect Pier and Beam Foundation Repair Costs
The cost to repair post and beam foundations will vary depending on certain factors, which include the following:
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Size and Complexity of the Foundation:
Larger foundations with more complex designs will require more materials and manpower, which raises repair costs. It may need more beams, supports, and piers to provide reinforcement.
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The extent of the Damage:
The extent and severity of the foundation’s damage can also add to the overall cost of the necessary repairs. Minor issues such as small cracks or settling are easy to work with. However, structural damage and extensive settling will cost more since they require extensive repairs.
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Repair Method and Materials:
Underpinning, beam replacement, and pier reinforcement have varying costs depending on the labor required to complete the project. Add to that the material costs to repair various structures.
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Access and Site Conditions:
Areas with clear crawl spaces and fewer obstructions won’t cost you as much in labor. However, expect increased labor costs if workers have limited entry points, tight spaces, and landscaping obstructions to deal with.
When Is the Best Time to Have Foundation Repair Done to My Pier and Beam Foundation?
Foundation issues need to be addressed as soon as possible. Check for the availability of contractors, early detection, and weather conditions. Consult with a seasoned contractor to restore your home’s foundation.
How to Get Started:
Schedule a site inspection with a seasoned foundation repair company when you notice the signs and symptoms mentioned earlier. Work with seasoned foundation specialists from HD Foundations. We are familiar with the local conditions, building codes, and cost of materials in the Dallas and Fort Worth areas, which allows us to provide you with an accurate quote. Call today or fill out this form to schedule a free estimate.