Pier and Beam Foundation Repair in Dallas, TX
Pier and Beam Foundation Repair
If your home or commercial property has a crawl space underneath, you have a pier and beam foundation. Pier and beam foundations are designed to elevate a property to reduce the risk of foundation problems caused by soil erosion or water intrusion. However, pier and beam foundations can still develop structural issues that affect the property’s safety and stability.
At James Bond Complete Foundation Repair, we have over 25 years of experience in pier and beam foundation repair. We will find lasting, sustainable solutions for common pier and beam foundation problems. Call to schedule an inspection and determine if you need pier and beam foundation repair in Dallas, TX.
What Is a Pier and Beam Foundation?
A pier and beam foundation is constructed from concrete piers and wooden or steel beams. This type of foundation elevates a structure above the ground to reduce the risk of water intrusion and mitigate the effects of soil migration. A home or commercial property with a pier and beam foundation will have a crawl space underneath it to provide access to wiring and other building components.
Common Pier and Beam Foundation Problems
Pier and beam foundations enhance the structural stability of homes and buildings built on soft soil or at risk of changing soil conditions. While they are stable and durable, they can still deteriorate over time. Environmental factors can affect the stability and structural integrity of a pier and beam foundation and increase your risk of foundation problems. These are the most common pier and beam foundation problems we see:
- Sagging floors
- Shifting beams
- Tilting piers
- Cracked exterior piers
- Poor design and construction of the foundation and joists
- Flooding or water intrusion
- Mold and mildew
- Rotting of wooden beams
- Pest and insect destruction of wooden beams
Signs of Pier and Beam Foundation Issues
You should be aware of the early warning signs of pier and beam foundation issues. Ignoring problems gives them time to get more extensive, dangerous, and expensive to repair. Common pier and beam foundation problems include:
- Diagonal cracks on your home or business’ interior walls
- Doors or windows that stick, are hard to open or close, or won’t latch
- Wooden trim or built-in cabinets or shelves are moving or migrating
- Counters or cabinets are separating from the walls
- Your floors are loose, spongy, or bouncy
- Floors appear uneven or sloped
- Interior walls appear bowed
- Your chimney is tilted or cracked
- Your exterior walls have cracks or look crooked
- Exterior brick walls have stair step cracks
- Exterior siding is cracked or warped
- There are gaps between the floors and walls or ceilings and walls
Our Four Methods of Pier and Beam Foundation Repair
Before we create your foundation repair plan, we will complete an in-depth inspection of your property. We will identify foundation problems, determine the cause and extent of problems, and identify solutions. We will design a personalized pier and beam foundation repair plan that includes one or more of these processes:
- Underpinning – Underpinning can address soil movement or settlement. We will bring your sinking crawl space back to the proper level using push piers or helical piers. The piers are pushed into the soil until the foundation is level and structurally sound again.
- Repairing or Replacing Piers or Beams – If the piers and/or beams are significantly damaged, they will need to be repaired or replaced. Soil settling, moisture, and pest issues can damage piers and beams. We can fix or replace damaged piers and beams and add extra piers to stabilize your property. We can also rebuild beams that only have minor damage.
- Reshimming – As your foundation ages, beams and joists can shift and become loose, causing gaps to form between them. Reshimming is the process of using small pieces of wood, called shims, to stabilize piers and beams by closing gaps. Shims enhance stability and stop further movement.
- Crawl Space Jacks – We may use crawl space hacks to address weak joists. They offer enhanced support and lift and can restore the structural integrity of your foundation.
Call for an Evaluation of Your Pier and Beam Foundation
At James Bond Complete Foundation Repair, we have over 25 years of experience in the foundation services industry. We specialize in commercial and residential foundation repair for concrete pier and beam foundations. We offer free evaluations and estimates, competitive pricing, and a lifetime warranty. Call us now or contact us online to schedule a foundation inspection and find foundation repair solutions that stabilize your home or business and enhance its safety and lifespan. We offer pier and beam foundation repair in Dallas, Plano, and Rowlett, TX.
Yes, one of the significant advantages of a pier and beam foundation is that the piers can be adjusted to accommodate changes in soil conditions. This process is commonly known as pier and beam house leveling. Over time, factors such as soil movement, moisture fluctuations, and the natural settling of your home can cause the foundation to become uneven. Symptoms of an unlevel foundation include sloping floors, doors and windows that stick or don’t close properly, and cracks in interior walls or exterior brickwork. Our foundation repair specialists can adjust the existing piers or install new ones to lift and level the structure. Using shims, or thin pieces of steel or wood, they can precisely adjust the height of the piers, restoring your home to its proper position. This adjustability makes repairing a pier and beam foundation often less invasive than slab foundation repairs. You may wonder, “Are pier and beam foundations good?” While the answer is yes, they’re not immune to problems. Like all foundation types, they can develop issues, many of which are specific to their design. Common problems include: Dallas’s climate plays a significant role in the performance of pier and beam foundations. The area is known for its expansive clay soil, which swells dramatically when it absorbs water and shrinks as it dries. This constant cycle of expansion and contraction puts immense pressure on a home’s foundation. During a drought, the soil shrinks away from the piers, potentially causing the foundation to settle and become unstable. Conversely, during periods of heavy rain, the swelling soil can cause the foundation to heave upward. Pier and beam foundations are generally better equipped to handle this movement than slab foundations, but they’re not entirely immune. Proper site drainage and consistent watering around the foundation during dry spells can help maintain more stable soil moisture levels and protect your foundation. A well-constructed concrete pier and beam foundation can last for 75 to 100 years or more, provided it’s properly installed and maintained. Long-lasting concrete piers depend on several factors, including: Professional inspections are key to proactively managing your foundation’s health. We recommend having your pier and beam foundation inspected every three to five years. However, you should schedule an inspection sooner if you notice any warning signs, such as a new crack appearing in your walls, floors that feel bouncy or uneven, and doors that suddenly start sticking. An earlier inspection is also a good idea after significant weather events, like a period of intense drought followed by heavy rain.