Pier and Beam Foundation Repair in Burleson, TX
The older half of Burleson stands on pier and beam: a wood frame floor carried on beams, posts and concrete or cedar supports inside a crawl space. Pier and beam foundation repair in Burleson, TX is under-house work: replacing beams that have rotted or cracked, resetting supports that have sunk into the clay, and re-leveling the floor from underneath until the doors close right again.
Serving Burleson · Mansfield · Joshua · Alvarado · Cleburne · Crowley
A pier and beam floor tells on itself early. Floors bounce or sag between supports. A hallway develops a dip you can feel in your socks. Doors rack out of square because the frame above a dropped beam is twisting. The good news about this foundation type is that it can be worked on: every part of it is reachable, replaceable and adjustable from the crawl space. The bad news is that somebody has to crawl under there and do it. That is us.
What fails under a pier and beam house
Three things, usually in combination. The supports sink. Original block-and-base or cedar post supports sit shallow in clay that swells and shrinks, so they ride up and down with the seasons and settle a little more each cycle. The wood gives up. Beams and sills that sit in damp crawl space air for forty years rot at the contact points, and a beam that has lost its section cannot carry its load no matter how good the supports are. The shims crush. Old leveling was done with wood shims that compress, rot or walk out over time, leaving a floor that was level in 1995 a half inch low today. The plate below is the section we work to: footing pads or piers at proper depth, steel or concrete supports, a sound beam, and shims that are steel, not cedar scraps. When your house matches that drawing, the floor above it behaves.
How the repair runs
We start inside the house with elevation readings, then go under and map every beam, support and problem spot on a crawl space diagram. You get the diagram and the readings together, so the quote makes sense: this many supports reset or replaced, this much beam sistered or swapped, this section re-shimmed and leveled. The work itself is methodical. Temporary supports take the load, bad wood comes out, new beams go in treated and sized for the span, supports are set on pads or piers that reach past the active clay, and the floor comes back to level in small passes while the readings run inside. If the crawl space is wet, we will tell you straight that the wood work needs crawl space repair and drainage attention alongside it, because new beams in a wet crawl space are on the same clock as the old ones.
Leveling a pier and beam floor
Re-leveling is part of this service, and for houses where the structure is sound but the floor has drifted, it is sometimes the whole job. That overlaps with our house leveling work on slab homes: same readings, same discipline, different hardware. On pier and beam, leveling means adjusting support heights and shimming to a surveyed line, then verifying room by room with the doors and the instrument, not by eyeball.
While we are under there, we also read the house's plumbing risk out loud. Pier and beam homes reveal their leaks in the crawl space first: a green patch in dry soil, a line sweating at a joint, a drain run bellied where a support sank. Old supply and drain lines move when the house moves, and they move again, gently, when we level it. We flag anything that looks ready to let go before the lift, not after, because the cheapest time to fix a tired joint is while a crew is already under the house with the floor open to view.
Straight Answers
Questions about pier and beam repair
How do you know if a beam is bad without tearing up my floor?
From underneath. A screwdriver probe and a flashlight find rot that a floor hides, and the crawl space inspection is part of the free evaluation. We photograph what we find under there so you are looking at the same beam we are quoting.
Can you add supports where the floor bounces?
Yes. Bounce usually means a span is too long between supports or a support has dropped. Adding or resetting supports at the right points firms the floor up. We will show you on the diagram where the span is failing before we quote adding anything.
Is pier and beam worse than slab?
Different, not worse. Pier and beam moves more with the seasons because the supports sit shallower, but every part of it can be repaired, adjusted and re-leveled without touching your floors. Slab repairs are heavier work. Plenty of Burleson buyers prefer pier and beam for exactly that reason.
How long does under-house work take?
Most jobs run two to four days depending on how much wood is involved. You stay in the house. It is quiet work compared to pier driving, mostly crawling, cutting and cribbing, with the leveling passes at the end.
Keep Reading
Related Services
Crawl Space RepairSupports, beams and a sealed liner over the dirt. A dry crawl space means the structure above it stops rotting.
House LevelingThe whole house brought back to level, room by room, reading by reading. Doors close again. Floors stop sloping. Done.
Foundation RepairPiers under the low side, a controlled lift on hydraulics, and a floor that reads level when we are done. That is the whole job, done right.Get the Floor Read
Tell us what the house is doing and we will call you back to set the free evaluation. Prefer to talk? Call (682) 439-9099.
Get a Free Evaluation
We measure the whole floor, show you the numbers, and quote it flat. It costs you nothing.