Foundation Repair GuideFree, source-cited foundation information

Pier and Beam Foundation Repair: Releveling, Shimming and Moisture Control

Last reviewed October 28, 2026 · 2 sources cited

A pier and beam house sits on a floor frame carried by piers, leaving a crawl space. Repairs usually involve restoring support under the frame, replacing damaged framing and controlling moisture, and are often less dramatic than slab repairs.

Signs a raised foundation needs attention

  • Floors that bounce, sag or slope, particularly over one area.
  • Doors and windows that stick, and cracks in walls above settled piers; InterNACHI notes masonry walls over settled piers will crack.[1]
  • Piers that lean or have settled, gaps between beams and piers, or damaged wood framing in the crawl space.
  • Musty smells or moisture under the house; see crawl space problems.

What inspectors check on piers

InterNACHI's inspection material says the pier width-to-height ratio should not exceed 1:10, piers should be plumb, and deficient piers should be repaired or replaced, or supplemented with adjacent supports. It notes settlement or rotation of a pier footing causes lowering or tilting and loss of bearing capacity, that frost heaving (often under porches) can lift or tilt a pier, and that vertical cracking and bulging indicate overstressed piers.[1]

Common remedies

The ASCE Texas Section guidelines list these for pier and beam foundations: floor shimming, framing repairs, added supports, restoring void space and crawl space moisture control.[2]

  • Shimming and releveling. Adjusting or replacing shims between piers and beams to restore floor height.
  • Adding or replacing supports. New piers or posts under sagging spans; in some cases, deeper underpinning where the soil is the problem.
  • Framing repair. Replacing rotted or damaged beams, joists and subfloor.
  • Moisture control. Drainage, grading, ground vapor retarder and, where appropriate, sealing or conditioning the space; see crawl space problems.
  • Restoring void space. An item on the ASCE guidelines' list;[2] ask the engineer what it means for your crawl space.

Cautions

  • Wood that is wet is a sign the water source must be solved. Replacing framing in a space that stays damp repeats the damage.
  • Test plumbing after lifting; the ASCE guidelines advise testing water, sewer and gas lines after lifting.[2]
  • Elevation work is unlikely to produce a perfectly level floor.[2]

Questions to ask

  1. What caused the settlement or sag: soil, moisture, rot, or original construction?
  2. Which piers are being replaced or added, and why?
  3. Will moisture control be part of the job?
  4. What floor elevation tolerance should I expect, and will it be measured afterward?

Common questions

What is pier and beam releveling?

Adjusting or replacing the supports under a raised floor frame so the floor returns closer to level, often with shimming or added supports.[2]

Why are my pier and beam floors bouncy?

Common causes include sagging or undersized framing, settled or missing supports, and moisture damage. A crawl space inspection can identify which.

Is pier and beam repair cheaper than slab repair?

Published cost guides do not separate these cleanly, so we do not claim one is cheaper; see what foundation repair costs.

Crawl Space Problems: Moisture, Sagging Floors and Vapor BarriersSigns of a wet or failing crawl space, what vented vs sealed means, and what the Department of Energy says.Foundation Repair Methods Compared: What Each One Does and Does Not DoPiers, slabjacking, crack repair, wall stabilization, drainage and pier-and-beam repair side by side.Piers and Underpinning: Push Piers, Helical Piers and Concrete PiersWhat underpinning is, how helical and push piers differ in principle, and what to ask before a pier job.Foundation Maintenance Checklist: Seasonal Steps That Prevent ProblemsSimple, sourced habits that reduce foundation movement: drainage, moisture, trees, monitoring and records.

Sources

Figures and claims marked with a number come from these sources. Dates are the publication or last-update dates shown by the publisher, where one was shown. Older sources are flagged in the text.

  1. Inspecting Foundation Walls and Piers. InterNACHI (International Association of Certified Home Inspectors), revised January 2013.Inspector-training material. It describes cracks by cause rather than by a fixed vertical/diagonal/horizontal chart.
  2. Guidelines for the Evaluation and Repair of Residential Foundations, Version 1. Texas Section, American Society of Civil Engineers; adopted October 3, 2002, effective January 1, 2003.Written for Texas conditions and by its own terms not a standard of care. Widely used as a reference for slab and pier-and-beam evaluation. Published in 2002.