Pier and Beam Foundation Repair in Abilene
Older Abilene neighborhoods have many pier and beam homes. Over time, piers settle, wooden shims compress and beams can rot from crawl space moisture, which shows up as bouncy, sagging or uneven floors.
Signs you may need pier and beam foundation repair
One sign on its own can be normal. Two or more, especially near the same corner of the house, are worth a survey.
Three ways to fix it
The survey and the soil decide which one fits your house. A good contractor explains why they picked it.
| Method | How it works | Usually chosen when |
|---|---|---|
| M-1Steel shims | Compressed or rotted wood shims between pier and beam are replaced with steel shims set to the new readings. | Piers are sound but floors have drifted out of level. |
| M-2New or added piers | Failed piers are replaced, or extra piers are added under a beam that spans too far. | A pier has sunk, cracked or tilted, or a floor sags between supports. |
| M-3Beam and sill replacement | Sections of rotted or cracked beam or sill plate are replaced and supported. | Wood damage from crawl space moisture or pests. |
How the work is done
Nothing is dug or lifted until you have the readings and a written plan in hand.
- 01Crawl space inspection of piers, beams, sills and moistureSomeone goes under the house with a light and a probe, checking each pier, the wood above it and the soil around it, alongside floor readings in every room.
- 02Re-shimming with steel shims where wood has compressedCrushed or rotted wood shims come out and steel shims go in, set to the new readings.
- 03Replacing failed piers or adding supports under sagging beamsA sunken or tilted pier is rebuilt, or a new pier shortens a span that has started to sag.
- 04Replacing damaged beams or sill plates where neededRotted or cracked sections are cut out, replaced and tied back into sound wood.
- 05Moisture and ventilation recommendationsAdvice on drainage, vents and any plumbing leaks, so the new wood stays dry.
What does it cost?
National averages for foundation repair from Angi's cost guide, not Abilene prices. Your number comes from the survey and a written quote.
- +Crawl space height. A tight crawl space is slower and harder to work in.
- +Shims and piers. How many, set by how far the floor has drifted out of level.
- +Wood damage. Rotted beams or sill plates add materials and labor.
- +Moisture fixes. Drainage or vent work that stops the problem coming back.
- +Plumbing leaks. A leaking line under the house needs a plumber before new wood goes in.
Find out if your foundation has moved.
The elevation survey is free, and you keep the readings whatever you decide.
Pier and Beam Foundation Repair: questions
Why does a crawl space get damp in a dry place like Abilene?
Abilene averages about 25 inches of rain a year, and nearly half of it falls in May, June, September and October (National Weather Service, 1991–2020 normals). When those wet months arrive, runoff, gutters draining toward the house or a low spot in the yard can send water under the floor. A slow plumbing leak does the same thing all year round.
Should crawl space vents stay open?
Vents let air move through the crawl space, so they shouldn't be blocked by soil, plants or stored items. Some crawl spaces are sealed and conditioned instead. Which approach suits your house depends on how it's built and where the moisture is coming from.
Is pier and beam easier to repair than a slab?
Usually. Everything is reachable from the crawl space, so shims can be adjusted and piers or beams replaced without breaking concrete. That's also why a pier and beam floor can be fine-tuned again years later if the soil moves.
How often do shims need adjusting?
There's no fixed schedule. Wood shims crush and can work loose as the soil swells and shrinks, while steel shims don't compress or rot. A floor that starts to feel soft or uneven again is the sign to have it checked.
Does the crew need to come inside the house?
Very little. The repair happens in the crawl space, reached through its access door. Someone will walk through the rooms to take floor readings before and after the work.
Can termites cause the same problems as rot?
Yes. Termite or other insect damage weakens beams and sill plates much as rot does, and it often turns up during the crawl space inspection. Have a licensed pest control company treat it before damaged wood is replaced.