Pier and beam foundation repair in Arlington, TX
Level Floors Start Under the House
Most crawl space problems are support problems, not structure problems.
Older homes across Arlington, Fort Worth, and the mid-cities sit on pier and beam. When the floor starts to roll or bounce, it is usually a beam, a shim stack, or an interior support that gave out.
How pier and beam repair works
What We Actually Do Down There
We go under the house before we say a word about price.
A pier and beam house carries its floor on beams, and those beams sit on piers spaced out across the crawl space. Over decades the soil under those piers moves, the shim stacks compress, and the beams sag between supports. You feel it as a soft spot in the hallway or a floor that slopes toward one wall.
We crawl the whole space, take elevation readings across the floor, and find where the support failed. Then we add or rebuild block piers, replace beams that are cracked or rotted, and reset shims so the load sits flat again.
Sometimes we add piers where the original builder spaced them too far apart. That is common in homes built before the fifties, and it is a cheaper fix than most people expect.
Pier and beam foundation repair warning signs
Signs Your Pier and Beam Needs Work
- Floors that bounce or feel soft when you walk across them
- A visible slope toward one wall or the center of the house
- Gaps opening between the floor and the baseboard
- Doors inside the house that stick or swing on their own
- Musty smell or standing water in the crawl space
- Piers you can see leaning, crumbling, or sitting on loose brick
Our pier and beam foundation repair process
The Process
- 01
Crawl and measure
We take elevation readings across the floor and get eyes on every pier, beam, and joist we can reach.
- 02
Find the failure
Rotted beam, compressed shims, missing support, or wet soil. The cause decides the fix.
- 03
Rebuild the support
New or rebuilt block piers, replacement beams, and fresh shims set to the elevations we measured.
- 04
Recheck the floor
We measure again before we leave so you can see what changed and by how much.
Pier and beam foundation repair cost
What Drives the Cost
Pier and beam work is priced by how many supports need attention, how much beam has to be replaced, and how tight the crawl space is. A house with eighteen inches of clearance takes longer than one you can sit up in.
It is usually less than a full slab pier job. We will give you the number after we have been under the house, not before.
Pier and beam foundation repair questions
Straight Answers
If your question is not here, call and ask. You get a person who has been under houses, not a script.
Is pier and beam worse than a slab?
No. It is different. A pier and beam house is often easier and cheaper to level because the support is accessible. You can get to it, adjust it, and rebuild it without tunneling.
Can you level the floor completely flat?
We get it back to a practical, safe elevation. Chasing dead level in a hundred year old house can crack finishes that are doing fine right now. We will tell you where the sensible stopping point is.
Do I need to move out?
Almost never. The work happens under the house. You will hear us, but you can stay put.
What about water in the crawl space?
It matters. Wet soil under piers keeps moving and rots wood. If your crawl space holds water, drainage is part of the fix, not an upsell.
Related foundation repair services
What People Usually Read Next
- Foundation inspection
An elevation survey and a straight answer about whether your house needs work right now.
- House leveling
Bringing a settled house back to a practical elevation and holding it there with permanent support.
- Drainage correction
French drains, surface drains, downspout extensions, and regrading so water leaves instead of sitting.
Foundation evaluation in Arlington and North Texas
Get a Clearer Answer About Your Property
Call us and talk to a real person.
Tell us what you are seeing. Sometimes the right next step is not a repair.
Talk to us directly
(817) 940-9404Monday through Saturday, 7:00 a.m. to 7:00 p.m. Based in Arlington, working across Tarrant County and North Texas.
Have the address handy and a rough idea of what you are seeing. That is enough to get the visit on the schedule.