Pier and beam foundation repair stabilizes a raised, crawlspace-style foundation by re-supporting the wood framing that has settled or deteriorated. Work usually includes reshimming, replacing damaged beams or joists, and adding support at weak points. Typical Central Texas repairs run about $3,000 to $12,000, depending on access and how many areas have settled.
We are Round Rock Foundation Repair Experts, owner-led and based in Round Rock, serving the Austin area and Central Texas. If your floors dip, bounce, or slope, we come out, look at what is actually happening under the house, and give you a plain-English explanation of your repair options.
Quick Facts
| Cost | ~$3,000–$12,000 typical (Central Texas), more for full re-support or beam replacement |
| Timeline | Most repairs 2–4 days; larger jobs longer |
| Best for | Raised foundations with a crawlspace — dipping floors, deteriorated beams/joists, settled interior piers |
| Warranty | Warranty coverage depends on the repair type, site conditions, and the terms of the signed agreement |
Signs You Need Pier & Beam Repair
Pier and beam problems usually show up in the floor first, because the framing sits on supports that can settle or rot over time. Look for:
- Floors that slope, dip, or feel like they roll toward the center of a room
- Floors that bounce or feel spongy when you walk across them
- Squeaking or movement over a specific spot
- Doors and windows that stick or no longer latch
- Cracks over doorways or where walls meet the ceiling
- Gaps opening between the floor and the baseboard
- A musty smell or visible moisture in the crawlspace
- Piers that look tilted, crumbling, or no longer touching the beam above them
One or two of these does not automatically mean a major repair. It means it is worth having us take a look and check the elevations before it gets worse.
How Pier & Beam Repair Works
Every house is a little different, so we start by figuring out what is actually happening under the floor. Here is what the process looks like and what you will see and hear on site.
- Inspection and elevations. We measure floor elevations across the house and get into the crawlspace to look at the beams, joists, piers, and soil conditions. This tells us which areas have settled and why.
- Repair plan. We walk you through the settled areas, what is causing the movement, and clear repair options in plain English. If an engineer’s review is required, that gets built into the plan.
- Access and support. Crews work from the crawlspace. On tight or low crawlspaces, this is slow, careful work — expect some noise and workers moving under the house.
- Reshimming and re-support. Where framing has settled, we shim, add or reset piers, and install support like sonotubes or pad-and-block as the structure needs. Deteriorated beams or joists get replaced.
- Leveling to reasonable limits. We lift and support the settled areas back toward level — as much as the structure will reasonably allow. On an older home, forcing it to perfectly flat can do more harm than good, so we lift to the limits of the structure.
- Water management review. We look at drainage, gutters, grading, and crawlspace moisture, because long-term performance depends on keeping water away from the wood and the soil.
Not every old pier and beam house needs a full rebuild. Many just need targeted re-support in the areas that have settled. We will tell you honestly which one you are looking at.
Pier & Beam Repair Cost
Pier and beam pricing depends on how much of the framing needs work and how hard the crawlspace is to get into. Below are typical Central Texas ranges. These are planning numbers — your written estimate comes after we inspect.
| Repair scope | Typical Central Texas range |
|---|---|
| Reshimming / minor releveling | $3,000–$6,000 |
| Adding or resetting interior piers/supports | $5,000–$9,000 |
| Replacing deteriorated beams or joists | $7,000–$15,000+ |
| Full re-support of a settled foundation | $12,000–$25,000+ |
| Perimeter piering (if slab-style piers are needed at the exterior) | Priced per pier after inspection |
Variables that move the price:
- Number of settled areas and how far they have dropped
- Crawlspace access and height — a low, tight crawlspace is slower and costs more
- Condition of the wood — rot or old damage means replacement, not just shimming
- Square footage and the length of beam that needs support
- Severity of movement and whether an engineer’s review is required
- Drainage and moisture problems that need to be corrected so the repair holds
We give free estimates to homeowners and commercial property owners, and we will never tell you to “call for pricing” without giving you a real range first.
Pier & Beam Repair vs. Slab Repair
These are two different foundation types, and the right approach depends on which one you have.
- Pier and beam is a raised foundation with a crawlspace. It is generally easier to access, repairs are made from underneath, and adjustments over time are more straightforward because the framing is reachable.
- Slab-on-grade sits directly on the ground. When a slab settles, repair usually means driving piers down to more stable soil to support and lift the affected areas.
If you have a pier and beam home, you do not need slab piering in most cases — you need the framing re-supported correctly. But if the exterior perimeter has settled on its supports, adding piers at those points can be the better call. We will base the recommendation on the elevations and site conditions, not on which job is bigger.
Local Proof
We work throughout Round Rock, Cedar Park, Georgetown, Leander, Pflugerville, Hutto, Taylor, and the greater Austin area. A lot of the movement we see here traces back to the same source: Taylor Black Clay in the Blackland Prairie. This expansive clay swells when it gets wet and shrinks when it dries out, so a dry Central Texas summer followed by a wet fall can leave the soil under your piers moving — and that shows up as new dips and sticking doors. Managing the water around the house is a big part of keeping the repair stable.
Financing Options
Foundation work is a real expense, and we do not expect everyone to pay all at once. Financing is available, subject to credit approval. We also accept all major credit cards, and we offer discounts for military, first responders, firefighters, law enforcement, nurses, retired teachers, and seniors.
See our financing page for details, or ask us when we come out.
Frequently Asked Questions
Does my whole pier and beam foundation need to be redone?
Usually not. Most repairs are targeted to the areas that have settled — reshimming, adding support, or replacing damaged wood. We inspect first and tell you honestly whether it is a focused fix or something larger.
How long does pier and beam repair take?
Most jobs run 2 to 4 days. Beam or joist replacement and full re-support take longer. We give you a realistic timeline with your estimate once we have seen the crawlspace.
Can you get my floors perfectly level?
We lift and support the settled areas back toward level as much as the structure will reasonably allow. On an older home, chasing perfectly flat can crack finishes and stress the framing, so we lift to the limits of the structure and explain what to expect.
What causes pier and beam problems in Round Rock?
The most common cause here is soil movement in the expansive Taylor Black Clay, made worse by poor drainage and our wet-then-dry seasons. Moisture in the crawlspace can also rot beams and joists over time.
Do I need an engineer?
Not always. When a repair calls for it, an independent engineer reviews the elevations and repair plan, inspects the work, and provides final documentation. It is a real review, not a rubber stamp, and we will tell you upfront if your job needs one.
Will the repair stop the movement for good?
Foundation repair stabilizes the affected areas and helps reduce the risk of continued movement. Long-term performance also depends on water management — drainage, gutters, grading, and fixing any plumbing leaks that put water into the soil. After the work, a hydrostatic plumbing test can confirm there are no leaks affecting the soil under the house.
Are you insured and local?
Yes. We are insured and bonded, a BBB member and Chamber of Commerce member, and HomeAdvisor Screened & Approved. We are owner-led and locally operated, based in Round Rock, with on-site supervision on our jobs. References are available on request.
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Ready to find out what is going on under your floors? Schedule an inspection or call (512) 746-7223 and we will come take a look and talk through your repair options.
Related: Foundation Piers & Piering Systems · Slab Foundation Repair · House Leveling · Financing