If you are a homeowner, there is a good chance you have had to deal with foundation problems at some point.

And if you are dealing with a pier and beam foundation, the repair process can be a bit more complicated. Here's what you need to know about pier and beam foundation repair.

What Are Pier And Beam Foundations?

Pier and beam foundations are built by driving concrete beams into the ground until they reach bedrock. There are beams that extend from one pier to another to support the flooring of the home or structure.

The foundation system is similar to a truss, but the concrete beams are placed in the soil rather than in a metal framework. 

Types Of Pier And Beam Foundations

Three types of pier foundation construction are concrete piers, drilled caissons, and concrete blocks. These are the most common types of pier foundations used today.

Drilled Caisson Piers - Drilled caissons are a popular option for building pier foundations in Florida. They are made of concrete and are used to support large loads. Drilled caissons are usually built in two stages.

The first stage involves digging a hole for the pier, pouring the concrete, and then backfilling the hole. This prevents water from entering the structure, and it also helps to stabilize the pier.

The second stage of a drilled caisson is the construction of the pier itself. The pier is then placed in the hole and attached to the concrete caisson.

Concrete Blocks - Concrete blocks are used to build pier foundations in Florida. Concrete blocks are typically made in a single stage. They are stacked on top of each other, and concrete is poured between them.

Once the concrete has been set, the blocks are removed, and a new row of blocks is added. This process is repeated until the pier is complete.

Concrete Piers - Concrete piers are most commonly used in areas where the soil is rocky or unstable. They are also used in areas that are prone to flooding.

Concrete piers are made of concrete blocks stacked to create a wall. They can be installed in various ways, including driving them directly into the ground.

How Are Pier And Beam Foundations Made?

Pier and beam foundations comprise four main layers: the piers, the beam, the primary and shaker sill system, and the floor joists.

Layer 1: The Piers and the Beam

The piers are the vertical support structures that bear the weight of the house. They are typically made of concrete, though they can also be made of wood, stone, or even metal.

 The piers are spaced evenly around the house's perimeter and connected to the beam.

The beam is a horizontal support structure that runs along the length of the house.

It is typically made of wood, though it can also be steel or concrete. The beam rests on top of the piers and transfers the weight of the house to them.

Layer 2: The Main and Shaker Sill System

The main and shaker sill system is the framework that supports the floor joists. The main skill is a horizontal beam that runs along the length of the house, and the shaker sills are vertical beams that run perpendicular to the main sill.

The main sill rests on the beam, and the shaker sills rest on top of the main sill. The floor joists rest on top of the shaker sills.

Layer 3: The Floor Joists

The floor joists are the horizontal support beams that make up the floor of the house.

They are typically made of wood but can also be made of steel or concrete. The floor joists rest on top of the shaker sills and support the house floor.

Layer 4: The Sub-Floor and Floor

The sub-floor and floor are the final layers of the pier and beam foundation. The subfloor is a layer of wood or plywood nailed to the top of the floor joists.

The floor is the finished surface of the floor, and it can be made of wood, tile, linoleum, carpet, or any other material.

3 Main Causes Of Damage To Pier And Beam Foundations

There are a few different things that can cause damage to your pier and beam foundation. Here are three of the most common causes:

Foundation Settlement Due to Expansive Clay Soils

Living in an area with expansive clay soils makes you more likely to experience foundation settlement.

This is because the clay expands and contracts with changes in moisture. This can put a lot of stress on your foundation, causing it to settle.

Moisture Under the Home

Another common cause of damage to pier and beam foundations is moisture. If there is too much moisture under your home, it can cause the beams to rot or the foundation to settle.

To prevent this, ensure your home is well-ventilated, and there's no standing water around your foundation.

Original Construction Methods or Materials

In some cases, damage to pier and beam foundations is due to the original construction methods or materials.

If the beams are not properly treated or the foundation is not properly compacted, it can lead to problems.

If you are concerned about the condition of your pier and beam foundation, it's essential to have it inspected by a professional. They can assess the damage and recommend the best course of action.

Ways To Fix Your Pier And Beam Foundation

Here are a few ways to fix your pier and beam foundation.

Reshimming

If you notice that your foundation is starting to settle, one of the best things you can do is to reshim the piers.

This process involves adding new shims to the existing piers to level them out. This can be tricky, so it's always best to hire a professional to do it for you.

Repairing or Adding New Piers

If you have cracked or damaged piers, they will need to be repaired or replaced.

This is a more involved process than simply reshimming, but it's still something that a professional can handle. In some cases, you may also need to add new piers to the foundation to provide additional support.

Rebuilding or Adding Pier Stacks

If your pier and beam foundation is in horrible shape, you may need to rebuild or add pier stacks.

This is a significant project that should only be undertaken by a professional. If you need to figure out whether or not this is something you can handle, it's always best to consult a structural engineer.

Replacing Wood

One option is to replace the wood. This can be a big project, but it's doable. You'll need to remove the old beams and then install new ones. This can be tricky, so it's worth hiring a professional to do the job.

Adding Underpinning To The Beam

Another option is to add underpinning to the beam. This is a support system that will help to keep the beam in place.

It's a bit more involved, but it's worth doing if you are serious about fixing your foundation.

Crawl Space Jacks

Finally, you can install crawl space jacks. These supports go under your home and help prop it up. This is a good option if you are dealing with a small problem.

However, if you have a significant problem, you'll need to hire a professional to do the job.

No matter your choice, it's essential to take action as soon as you notice a problem with your pier and beam foundation. The longer you wait, the worse the problem will get. 

What Are Some Common Footing Problems With Piers?

Here, we will take a closer look at each of these problems and discuss possible solutions.

Decay or Damage to Wooden Beams or Joints

One of the most common problems with piers is decay or damage to wooden beams or joints. Various factors, including water damage, insects, or rot, can cause this problem.

If decay or damage to wooden beams or joints is not repaired, it can cause the pier to collapse.

Shim Failure

Another common problem that can occur with piers is shim failure. This problem happens when the shims supporting the pier become loose or break.

Various factors, including settlement, erosion, or poor quality, can cause shim failure. If shim failure is not repaired, it can cause the pier to collapse.

Sagging Floors

Sagging floors can occur with piers. This type of problem is typically caused by settlement or poor workmanship. If sagging floors are not repaired, they can cause the pier to collapse.

Interior Pier Cracks

Interior pier cracks are another problem that can occur with piers.

This problem is typically caused by settlement, poor workmanship, or a combination of both. If interior pier cracks are not repaired, they can cause the pier to collapse.

How Long Does A Pier And Beam Foundation Last?

Pier and beam foundations typically last 75 years. 

This means that you will need to replace your foundation at least every 75 years, possibly more often if you have an active home or a home with a lot of moisture.

Pier and beam foundations are not the best choice for homes that are located in areas that experience high winds or severe storms or homes with high groundwater levels.

They are also not the best choice for homes with poor soil conditions. 

How To Prevent Pier And Beam Foundation Problems?

Here are some tips to prevent pier and beam foundation problems:

1. Make sure that the pier is installed correctly.
2. Check the beams regularly to make sure that they are level.
3. Inspect the foundation regularly for cracks or other problems.
4. If you notice any problems, call a professional immediately.
5. Keep the area around the foundation clear of debris.
6. Water the foundation regularly to keep the soil moist.
7. Add mulch to the area around the foundation to help keep the soil in place.
8. Inspect the gutters and downspouts regularly to ensure they are debris-free.
9. Trim trees and shrubs around the foundation.
10. Call a professional if you have any concerns about the stability of your pier and beam foundation.

How Deep Are Pier And Beam Foundations?

Foundations are typically sunk 18 inches or higher below the ground's surface.

The amount of depth a foundation will require to be buried depends on many factors, including the type of soil it is in.

Cost Of Pier And Beam Foundation Repair

The cost of pier and beam foundation repair can vary depending on the severity of the issue and the amount of work required.

In most cases, pier and beam foundation repair costs between $12,000 and $30,000.

Foundation Repair Cost To Replace Replacing a foundation is usually more expensive than repairing it, as the contractor must first remove the old foundation, install a new one, and then add all the finishing touches.

Who Offers Pier And Beam Foundation Repair Near Me?

We are glad to offer pier and beam foundation repair services to residents in the area.

Our team of experienced professionals is equipped to handle any issue that may arise with your foundation.

We offer various services that can help keep your home in good condition, including repairs, replacements, and installation.

Wrapping Up!

Pier and beam foundations are among the most common types used in residential construction.

However, they are also one of the most susceptible to foundation problems.

If you have a pier and beam foundation, it is vital to be aware of the signs of a sinking foundation so that you can take steps to repair it before it causes severe damage to your home.