Here’s what’s generally involved in pier and beam foundation repair:

1. Assessment and Diagnosis:

  - A structural engineer or foundation specialist inspects the crawlspace, checking for uneven beams, cracked or rotting wood, shifting piers, or signs of moisture damage.

  - Tools like laser levels, moisture meters, or soil tests evaluate the extent of damage and soil conditions.

  - Common issues include settling piers (due to soil compression), wood decay (from moisture or termites), or insufficient pier spacing.

2. Common Repair Methods:

  - Pier Replacement or Reinforcement: Damaged or settling piers (concrete, brick, or wood) are replaced or supplemented with new piers, such as helical or steel push piers, driven into stable soil. Costs range from $1,000-$3,000 per pier, with multiple piers often needed.

  - Beam Repair or Replacement: Rotted, warped, or sagging wooden beams are replaced with treated wood or steel beams. Costs typically range from $1,500-$5,000 per beam, depending on size and material.

  - Shimming or Leveling: Adding shims (metal or composite spacers) to existing piers to level beams and floors. This is a less invasive fix for minor settling, costing $500-$1,500 per area.

  - Crawlspace Moisture Control: Installing vapor barriers, sump pumps, or dehumidifiers to address moisture issues that cause wood rot or soil instability. Costs range from $1,000-$5,000 depending on the system.

  - Foundation Underpinning: Adding new piers or deepening existing ones to reach stable soil layers, used for significant settling. Costs are similar to pier installation ($1,000-$3,000 per pier).

  - Sill Plate or Joist Repair: Replacing damaged sill plates or floor joists that connect to beams, often due to rot or termite damage. Costs range from $1,000-$10,000 based on extent.

3. Preparation and Execution:

  - Crawlspace Access: Contractors clear debris, ensure ventilation, and may widen access points for equipment.

  - Repair Process: Work involves jacking up the structure to level beams, replacing or reinforcing piers, and repairing or replacing wooden components. Repairs typically take 2-7 days.

  - Cleanup: Remove debris, restore crawlspace, and ensure proper ventilation or moisture barriers are in place.

4. Post-Repair:

  - Monitoring: Check for new signs of settling, creaking floors, or moisture issues over time.

  - Maintenance: Keep crawlspace dry with proper drainage, inspect for termites, and ensure ventilation to prevent wood rot.

5. Costs and Considerations:

  - Costs vary based on damage severity, crawlspace size, and location. Average repairs range from $3,000-$15,000, with extensive projects (e.g., multiple beam replacements or underpinning) costing $20,000-$50,000.

  - Permits may be required, especially for structural changes or new piers.

  - Hire licensed, insured contractors with pier and beam experience. Verify credentials and get multiple quotes.

6. Preventive Measures:

  - Maintain crawlspace ventilation and install vapor barriers to control moisture.

  - Regularly inspect for termites or plumbing leaks.

  - Ensure proper grading around the home to divert water away from the foundation.

Let us know If you have specific symptoms such as bouncy floors, visible rot, or pier type, etc.  We can address your specific issues and give you a quote.