Pier and Beam Foundation Repair in DFW: Settling, Soft Floors and Re-Shimming
Many older homes in Dallas, Fort Worth and the surrounding cities sit on pier and beam foundations instead of a slab. Instead of resting directly on the ground, the house is supported by piers and beams with a crawl space underneath. It's a great system that's easier to access for repairs, but it has its own set of problems.
Signs your pier and beam foundation needs attention
Floors that feel bouncy, soft or springy when you walk
Floors that slope or dip toward the middle of a room
Doors and windows that stick or drift out of square
Cracks in walls and ceilings
Moisture, musty smells or standing water in the crawl space
What goes wrong under the house
Over time, piers can settle into the soil, shims can compress or slip out of place and wood beams, joists and sills can be damaged by moisture or age. North Texas clay soil makes this worse, since it swells and shrinks with the seasons and shifts the piers along with it.
Re-shimming
Re-shimming is one of the most common pier and beam repairs. We go into the crawl space and add or adjust steel shims on existing piers to restore support and bring the floors back as close to level as possible. For many homes, re-shimming is a cost-effective way to fix bouncy or uneven floors without replacing the whole support system.
Pier and beam repair
When piers have settled too far or beams have been damaged, re-shimming alone may not be enough. Repairs can include adding new piers where support is missing, replacing damaged beams, joists or sills, and securing the structure to the supporting piers.
Why the crawl space matters
Moisture is the enemy of pier and beam homes. Good drainage around the house and proper ventilation underneath help protect the wood and keep the soil more stable. We'll look at the crawl space during your inspection and let you know what we see.
Get a free inspection
Every Onyx Foundation inspection is free. We'll check your floors, take readings and explain whether your home needs re-shimming, pier repair, beam work or nothing at all.
You can also call us at 214-876-0328.
Learn more about our foundation repair services or book a free inspection anytime.
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