Pier and Beam Foundation Repair in Keller, TX for Sagging and Uneven Floors
We repair pier and beam foundations on Keller homes. The floor of a pier and beam house sits on beams that rest on piers above a crawl space, so a pier that sinks, a beam that sags or a crawl space that stays wet shows up as a bouncy, sloping or cracked floor. Call Foundation Repair Keller TX at 123-456-7890 for a free estimate.
Most pier and beam repairs start under the house. We crawl the space, measure how far each section of floor has dropped, and check the piers, the beams and the soil around them. The fix can be as small as shims on the piers that settled, a replaced pier or a corrected drainage fault.
What We Do to a Pier and Beam Foundation in Keller
We level the floor framing with shims
When a pier has settled, we raise the floor framing and fill the gap with shims on top of the pier cap. The Texas Section of the American Society of Civil Engineers states that floor framing may be adjusted by adding shims atop pier caps, and that hardwood or steel shims may fill the gaps. Foundation leveling and settlement repair
We replace failed piers and reset sagging beams
A pier that has rotted, cracked or sunk is replaced or rebuilt, and a beam that dropped is lifted back into place. HomeGuide's national guide notes that wood piers are prone to rot and are often swapped for steel piers.
We control moisture in the crawl space
The ASCE guidelines list under-floor moisture control measures that include crawl space cross ventilation and under-floor drainage. We check the vents, the grade around the house and the floor of the crawl space, because wet soil under the house moves the piers. Drainage and your foundation
We repair the cracks and gaps the movement caused
Once the floor is level and stable, we deal with the drywall, trim and brick cracks. Foundation crack repair
Work is performed by independent professionals. Every project starts with an inspection and a written price before any work begins.
How We Repair a Pier and Beam Foundation
First, we measure floor elevations inside the house and crawl the space to look at each pier, beam and the soil beneath. Second, we check drainage, gutters, downspouts and the water lines under the house, and test them for leaks if the repair includes lifting, as the ASCE guidelines advise. Third, we write a plan that names the piers to shim, rebuild or replace, and the price. Finally, we do the work, measure the floor again and walk the result with you.
Why Keller Pier and Beam Floors Move
The same soil that moves a slab moves the piers under a crawl space house. The Texas Section of ASCE states that Texas has large areas with clayey soils that shrink and swell with changes in soil moisture. The USDA soil survey for Tarrant County maps mostly fine sandy loams around Keller, with clay soils in patches, and the Sanger series is 40 to 60 percent clay with high shrink-swell according to USDA. Wet soil under the house adds to it, which is why the ASCE guidelines pair floor repair with crawl space drainage.
The Dallas/Fort Worth weather station records about 37 inches of precipitation a year, and a crawl space that collects that water keeps its piers wet. Why Keller soil moves foundations
Signs a Pier and Beam Floor Needs Repair
- Floors that slope, sag or bounce between the piers
- Doors and windows that stick or no longer latch
- Gaps between the floor and the baseboard
- Cracks in drywall or brick that keep returning
- Piers that lean, crack or sit loose
- A damp, musty crawl space
What Pier and Beam Repair Costs in Keller
A 2026 HomeGuide national guide (published February 6, 2026) puts pier and beam foundation repair at $2,000 to $15,000 or more, depending on the severity of the damage, the home size and the cost of materials and labor. It puts steel piers at $1,000 to $1,600 per pier and shim-based leveling at $1,000 to $3,500.
Those are national averages, not Keller quotes. The number of piers, access under the house and whether the repair includes drainage or moisture work set the price for a specific house. What a pier and beam repair costs
Frequently Asked Questions
What is a pier and beam foundation?
A pier and beam foundation holds the floor above the ground. Piers carry beams, the beams carry the floor framing, and a crawl space sits between the floor and the soil. That space makes the framing easy to reach and adjust, which is why shimming is a common repair. A slab sits directly on the ground and is repaired from the edge. Slab foundation repair
How do you level a pier and beam house?
We raise the floor framing over the piers that settled and fill the gap with shims, or replace the pier. The ASCE guidelines state that floor framing may be adjusted by adding shims atop pier caps, with hardwood or steel shims filling the gaps. We measure floor elevations before and after, so you see the change in numbers.
How much does pier and beam foundation repair cost in Keller?
HomeGuide's 2026 national guide puts pier and beam repair at $2,000 to $15,000 or more, steel piers at $1,000 to $1,600 each and shim leveling at $1,000 to $3,500. Those are national averages, not Keller quotes. The number of piers and the condition of the beams and crawl space set the price, and an on-site inspection gives the real number.
Why is my pier and beam floor sagging?
A pier sank or rotted, a beam dropped, or wet soil under the house moved the supports. The ASCE guidelines tie floor repair to under-floor moisture control, because a repair that ignores the water fails again. We crawl the space, find which supports moved, and fix the cause with the floor.
Does a crawl space need ventilation and drainage?
The ASCE guidelines list under-floor moisture control measures that include crawl space cross ventilation and under-floor drainage. We check the vents, the grade around the house and the crawl space floor on every pier and beam inspection, and we quote any moisture fix in the written plan.
Get a Free Estimate for Pier and Beam Foundation Repair in Keller
For pier and beam foundation repair in Keller, call Foundation Repair Keller TX at 123-456-7890 for a free estimate. You can also reach us here, or start from our Keller foundation repair page.