A pier-and-beam house sits on beams and supports above a crawl space instead of on a slab. Fixr notes these homes are easy to reach for repairs. Supports can settle on shrinking and swelling clay, and wood can be damaged by moisture.
Common repairs
- Adjusting or shimming supports to level the floor
- Adding supports where beams span too far
- Replacing a damaged beam or sill
- Sistering new wood onto weak floor joists
Skirting and vents count too
San Antonio's code says skirting removed, repaired or replaced during a foundation repair, along with ventilation, crawl space access and drainage, needs a final city inspection or an engineer's letter.
A simple floor test
HUD's inspection guide suggests rolling a marble or other heavy round object across a floor that looks off, to see which way and how much it slopes. A carpenter's level also works.
Permit and letter
San Antonio's code requires a foundation repair permit with an engineer of record letter at application. Ask the company to pull the permit and to include the letter in its price.
Typical prices
| Pier-and-beam foundation repair | $2,000-$15,000 |
| Floor leveling | $1,000-$8,000 |
| Sistering a floor joist | $150-$325 each |
| Main beam replacement | $2,000-$10,000 |
Ranges from published cost guides, not a quote.
Questions
Why are my floors bouncy?
Common causes are supports that have settled, beams that span too far, or damaged joists. A company can look under the house and explain what it finds.
Is pier-and-beam repair cheaper than slab repair?
It can be, because the crawl space gives access to the work. Published ranges overlap, so get a written quote for your house.
Areas served around San Antonio
- Alamo Heights
- Terrell Hills and Olmos Park
- Castle Hills
- Stone Oak
- Shavano Park
- Leon Valley
- Helotes
- Live Oak
- Converse
- Universal City
- Windcrest
- Schertz