Foundation Repair · Bexar County
Older homes are often built on a pier-and-beam foundation, where the floor structure rests on wooden beams supported by piers over a crawl space. Over time, piers can settle, beams and joists can sag or rot, and shims can compress, leaving you with bouncy or uneven floors. Pier-and-beam repair addresses both the support below and the wood framing it carries.
Because there is a crawl space, a pier-and-beam home can usually be inspected directly. We check the condition of the piers and footings, look for sagging or split beams and joists, and note any signs of moisture, rot, or poor ventilation. Re-leveling is often a matter of adjusting or replacing piers and adding support where beams have weakened, which makes this type of foundation generally more accessible to work on than a slab.
Standing water and poor drainage in the crawl space lead to wood decay and shifting soil under the piers, so a durable repair usually includes improving how water moves away from and under the home. Keeping the crawl space dry and ventilated protects the framing long after the leveling work is done.
It can be. Bouncy or springy floors often point to a sagging beam, an over-spanned joist, or a settled pier underneath. An inspection of the crawl space will show whether the support needs to be adjusted or reinforced.
In most cases the floor can be raised back toward level by adjusting and adding piers. As with any foundation, the aim is a stable, safe result within reasonable tolerance rather than forcing a perfectly flat floor that could crack finishes.
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Call (210) 460-1068