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Pier and Beam Foundation Repair Cost (2026 Calculator)
Pier and beam houses sit on piers above a crawl space, and they are fixed differently from slab homes. Price your repair below.
| Item | Typical |
|---|---|
| Re-level (jack, shim, and adjust) | $2,800 |
| Replace or add piers | $2,700 |
Installed prices including labor and materials. Your quotes can differ with site conditions.
Pier and beam repair cost by job
| Project | Range | Typical |
|---|---|---|
| Re-level only (shim adjustment) | $1,500 – $5,000 | $2,800 |
| Re-level + replace 3 piers | $3,000 – $9,800 | $5,500 |
| Re-level + 6 piers + engineer | $5,000 – $16,100 | $9,000 |
| Replace 20 ft of rotted sill plate | $2,000 – $6,000 | $3,600 |
| Sister 8 floor joists | $1,200 – $4,000 | $2,400 |
| Major repair: re-level, 10 piers, 30 ft beam, engineer | $9,400 – $30,000 | $17,100 |
Cost by repair item
| Item | Unit | Price range | Typical |
|---|---|---|---|
| Re-level (jack, shim, adjust) | per job | $1,500 – $5,000 | $2,800 |
| Additional shim point | per point | $100 – $350 | $200 |
| Replace or add a pier | per pier | $500 – $1,600 | $900 |
| Sill plate replacement | per linear ft | $100 – $300 | $180 |
| Sister a floor joist | per joist | $150 – $500 | $300 |
| Beam (girder) replacement | per linear ft | $80 – $250 | $150 |
| Structural engineer report | per visit | $500 – $1,500 | $800 |
How pier and beam repair works
A pier and beam foundation has three layers: piers (concrete, block, or steel posts) that rest on footings, beams (girders) that run across the piers, and floor joists that sit on the beams and the perimeter sill plate. Problems in any layer show up as bouncy, sloping, or uneven floors.
- Re-leveling: the crew jacks the beams, replaces worn or loose shims with steel shims, and checks the floor with a laser level. This fixes most dips.
- Pier replacement: sunken, cracked, or leaning piers are replaced with new concrete or steel piers on proper footings. Adding piers fixes beams that span too far.
- Sill plate and joist repair: wood rot from moisture is cut out, and new lumber is installed or "sistered" alongside damaged joists.
- Beam replacement: cracked or rotted girders are replaced section by section while the house is supported on temporary jacks.
Signs your pier and beam foundation needs repair
- Floors that slope, dip, or feel bouncy
- Doors that swing open or closed on their own
- Gaps between floors and baseboards
- Cracks in drywall above doors
- Moisture, rot, or mold in the crawl space
Moisture is the root cause of most wood repairs. If the crawl space is damp, fix it at the same time. See the crawl space encapsulation calculator.
Frequently asked questions
How much does pier and beam foundation repair cost?
Simple re-leveling with shims costs $1,500 – $5,000. Re-leveling plus a few new piers usually runs $4,000–$8,000. Jobs that replace rotted sills, joists, or beams can reach $15,000–$25,000.
How often does a pier and beam house need leveling?
Many pier and beam homes need a shim adjustment every 5–10 years, more often in expansive clay soils like those in Texas and Oklahoma. Some foundation companies include periodic adjustments in their warranty.
Is pier and beam cheaper to repair than a slab?
Usually yes. The crawl space gives crews direct access to the structure, so many repairs are shimming and wood replacement rather than hydraulic piers under concrete.
What causes pier and beam foundations to fail?
Soil movement under the piers, moisture that rots sill plates and joists, undersized or poorly spaced piers, and shims that compress or slip over time.
Can I shim a pier and beam house myself?
Small shim adjustments are possible with a bottle jack and steel shims, but lifting the wrong way can crack drywall, break plumbing, and damage the structure. For anything beyond a small floor dip, hire a pro.