Pier and beam foundation repair: shimming, piers, beams and cost

Signs you may need pier and beam foundation repair

• Bouncy, sagging or sloping floors
• Gaps under baseboards
• Damp or musty crawl space, rotted sill plates or beams
• Shims that have crushed or slipped

How pier and beam foundation repair is done

1. Inspect piers, beams, joists and moisture in the crawl space
2. Jack and re-shim low areas with steel shims
3. Replace or add piers where they've sunk or failed
4. Replace rotted beams or sister joists
5. Fix crawl space moisture and drainage so wood stays dry

How much pier and beam foundation repair costs

The price depends on how much of the house needs re-shimming, the number of piers and beams replaced, crawl space height and moisture work. Encapsulation, if needed, costs $3,000–$15,000 on top.

Source: HomeGuide, Pier and beam foundation repair cost (updated Dec 2025); HomeGuide, Foundation repair cost (updated Feb 2026); HomeGuide, Crawl space encapsulation cost (updated Jan 2026). Checked October 2026.

Estimate your repair in the calculator Is my quote fair?

Pier and beam foundation leveling near you

Pier and beam leveling is labor-heavy work under the house, so local crews are usually cheaper than national franchises for simple re-shimming. Compare quotes by the number of piers and beams replaced, not only the total.

Before you hire

• Ask whether steel or wood shims will be used
• Ask how many piers are added or replaced and what type
• Ask about re-shim visits and what the warranty covers
• Fix the moisture problem in the same job, or the wood will fail again

Permits, codes and licensing

Contractor licensing is set by each state, and some leave it to cities or counties. Some states license this work at state level (for example the CSLB in California, the Registrar of Contractors in Arizona or the DBPR in Florida); others only require registration or local licenses. Check the license or registration number on your state's or city's public lookup before you pay a deposit, and ask for proof of liability insurance.

Companies that offer pier and beam foundation repair

389 companies in the directory name this repair on their own website (the quote is on each company page); they are listed first in each state. Another 0 are companies that usually offer it but don't say so online – confirm when you call.