I knew little about the foundation when I bought my first home. I knew the floors felt uneven, and the crawl space looked damp. That’s when I started learning about pier and beam foundations—and how to fix them correctly.
In this post, I’ll share the repair methods I discovered, what works, and what homeowners like you should know before starting.
Pier and Beam Foundations
How This Type of Foundation Works
A pier and beam foundation sits on vertical piers with wooden or concrete beams across them. These beams support the weight of the home. Underneath, there’s a small crawl space that gives access to plumbing, wiring, and structural parts.
My own home has this kind of setup. It’s common in older houses and in places where the soil holds moisture. The crawl space helps air move through, which keeps the floor dry—when it’s working right.
Common Problems Homeowners Face
Over time, this type of foundation can shift, sink, or weaken. I first noticed problems when my doors stuck and the floors felt bouncy in some spots.
- Moisture buildup in the crawl space
- Rotting wood beams
- Cracks in walls and ceilings
- Uneven or sloping floors
- Loose or damaged support piers
These problems don’t show up overnight. They build slowly, and they can cost more the longer you wait. That’s why I believe it’s essential to spot the signs early and act fast.
When Do You Need Foundation Repairs?
Warning Signs to Watch For
When I started seeing cracks in my drywall, I thought it was just the house settling. But then I noticed more signs—doors that didn’t close right, floors that dipped in the corners, and a musty smell from the crawl space.
- Cracks along walls, ceilings, or floor tiles
- Uneven or sagging floors
- Sticking doors and windows
- Gaps between walls and floors
- Moisture or standing water under the house
If you see one or more of these, it’s worth looking into. I learned that minor problems often point to bigger ones hiding below.
Why Early Action Matters
I waited longer than I should have to get help. That delay made the problem worse—and more expensive. If I had called someone sooner, the fix would have been quicker and cheaper.
Foundation damage doesn’t stay the same. It spreads. The longer you wait, the more your floors sink and your walls shift. Acting early can stop that. It can save money, protect your home, and give you peace of mind. That’s what it did for me.
Pier and Beam Foundation Repair Methods
Shimming for Minor Adjustments
Shimming was the first repair I ever had done. One corner of my living room floor was sloping slightly, and the contractor explained that the pier hadn’t moved—but the beam above it had dropped a little.
They added small wood or steel shims between the pier and beam to raise that section enough to level it. The work was quick, and the cost was low compared to deeper fixes. Shimming is bright when the structure is sound, and the shift is minor.
Re-Leveling the Foundation
Later, when more of my house started to feel uneven, I needed a full re-leveling. This is when the entire structure is gently lifted back to its proper height.
The crew used jacks to lift parts of the floor, then adjusted or added supports underneath. It took time, but it worked. My floors were finally flat again. Re-levelling might be the best answer if your whole house feels off balance.
Replacing Damaged Beams or Joists
When I crawled under the house, I found some soft and cracked joists. That explained the sagging floor in my hallway.
The repair team removed the rotted wood and replaced it with pressure-treated lumber. They also fixed part of a shifted main beam. After that, the floor felt solid again.
If you see dips, squeaks, or soft spots, damaged wood could be the reason. Replacing it makes your home stronger—and safer.
Installing Additional Piers
In some parts of my home, there just weren’t enough piers. The weight of the house wasn’t spread out well, and that caused some sagging. The contractor recommended adding new piers to support those weak spots.
They dug small holes, placed concrete bases, and installed new piers directly under the beams. Once that was done, the pressure was better balanced. The floors felt steadier, and the cracks stopped growing.
Adding piers costs more than shimming, but it solves more significant problems. If your home is sinking or settling unevenly, this might be the fix you need.
Fixing Moisture and Drainage Issues
I never thought water could do so much damage—until I saw it happening under my house. Pooled water in the crawl space soaked the beams, weakening them slowly. The smell was awful, and mould had started to grow.
We fixed the grading around the house so rainwater would flow away, not toward the foundation. Then, we added a drain system and made sure the gutters worked. After that, everything stayed dry.
Good drainage protects everything underneath your house. Without it, repairs won’t last.
Crawl Space Encapsulation for Long-Term Protection
Once the crawl space dried out, we sealed it off completely. That process is called encapsulation. They laid down a thick moisture barrier, wrapped the walls, and added a small dehumidifier.
Since then, there’s been no musty smell, softwood, or new mould. The space under the house stays clean and dry.
Encapsulation is one of the most innovative steps I took. It doesn’t just fix a problem—it prevents new ones from starting. If your crawl space is damp or dirty, this is worth considering.
Choosing the Right Repair Method for Your Home
How to Assess the Damage
When I first noticed trouble, I didn’t know how serious it was. I walked around my home, looked for cracks, checked the crawl space, and took notes on anything that felt off. This helped me understand what might be going on.
- Uneven or bouncy floors
- Cracks in drywall or tile
- Damp areas or standing water in the crawl space
- Shifting or leaning piers
Take pictures and keep track of changes over time. If things worsen, that’s your sign to take the next step.
When to Get a Professional Inspection
There came a point where I needed a second opinion. I called a local foundation expert, and they walked me through everything under the house. They showed me what was damaged and still solid and what needed fixing soon.
If you’re unsure about the problem or don’t feel confident doing it alone, get an inspection. Most companies offer free or low-cost evaluations. A trained eye can spot issues you might miss—and help you choose the correct repair method. That’s what helped me make wise choices without guessing.
How to Maintain a Pier and Beam Foundation
Simple Steps Homeowners Can Take
I’ve learned that a bit of care goes a long way. After fixing my foundation, I didn’t want to go through it again—so I started doing a few small things to keep it in good shape.
First, I check the crawl space every few months. I look for moisture, sagging wood, or pests. If anything feels damp or smells musty, I take care of it right away.
I also ensure the gutters stay clean and the downspouts drain water from the house. That keeps water from soaking into the soil around the foundation.
Keeping the area under your home dry and clean is one of the best ways to ensure your repairs last.
Preventive Tips to Avoid Future Repairs
Prevention is easier—and cheaper than repair. After my experience, I now follow a few simple habits:
- I fix small cracks as soon as I see them.
- I ensure trees and large plants are not too close to the house.
- I avoid storing heavy items over weak spots on the floor.
- I inspect the foundation after every heavy rain.
These small habits help me catch problems early. You don’t need special tools or training—just regular attention and quick action when something looks wrong. It keeps your home safe and your foundation strong.
Final Thoughts
Caring for a pier and beam foundation doesn’t have to be complicated. I learned that spotting problems early and choosing the correct repair method can save time, money, and stress. With regular checks and a little maintenance, your home can stay strong for years.
Frequently Asked Questions
How long do repairs usually take?
Most repairs take one to three days. Small jobs like shimming may only take a few hours. More significant fixes, like replacing beams or adding piers, can take longer. When I had finished the work, the team finished it in two days and cleaned everything up before leaving.
Can I do any of the repairs myself?
You can handle small tasks like checking for moisture, cleaning the crawl space, or sealing tiny cracks. But it’s best to call a pro for anything that involves lifting floors, replacing wood, or reworking supports. I tried to do it all myself once—and needed more repairs later.
How do I find a trusted foundation repair expert?
I found my contractor by asking neighbours, reading online reviews, and checking their licenses and insurance. Look for someone who offers a precise estimate, explains the work, and doesn’t pressure you. A good expert will answer your questions and help you feel confident about the repair plan.
