Guide · Updated Nov 5, 2026
Pier and beam foundation repair: how it works and what it costs
Pier and beam foundations give San Antonio's older homes a crawl space, accessible plumbing and a way to adjust floors, until moisture, pests or settling catch up. This guide explains how pier and beam repair works, what it typically costs in 2026 (national figures), and what to ask before you sign.
Picture this
Here's a typical scenario (not a real customer). A 1940s bungalow develops a soft spot in the hallway and a door that won't latch after a dry summer. Under the house, a few shims have crushed and one wood pier looks tired. The fix might be reshimming, new piers, a beam replacement, or a mix, but only after someone measures elevations and checks moisture.
How pier and beam systems work
Beams and joists carry the floor above a crawl space. Piers or pads support those beams. When soil moisture swings, supports can settle or heave. On Bexar County's expansive clay (Texas Master Naturalist), that shrink-swell cycle is common (TDLR). Access under the house makes inspection and many repairs easier than on a slab, but wood members need protection from moisture and pests (Angi).
Common pier and beam repairs
- Reshimming / releveling. Adjusting shims so floors read closer to level.
- Adding piers. New supports where spans are weak or soil has settled.
- Replacing piers. Swapping damaged or undersized supports.
- Beam or joist repair. Replacing rotted or damaged wood members.
- Moisture and drainage work. Fixing the cause so repairs last.
Compare slab vs pier and beam options on pier and beam vs slab repair. Service overview: pier and beam repair referrals. Cost page: pier and beam repair cost.
What pier and beam repair costs (2026, national)
| Item | Typical 2026 range |
|---|---|
| Overall pier and beam repair | $750–$25,000; typical often $6,000–$14,000 |
| Reshimming | $1,200–$4,000 |
| Add a new pier | $800–$4,000 each |
| Replace a pier | $2,000–$6,000 each |
| Beam work | $400–$1,200 each |
| Segmented / steel / helical pier averages (context) | ~$1,000 / ~$2,000 / ~$3,000 each |
Source: Angi, How Much Does Pier and Beam Foundation Repair Cost? (updated Sep 18, 2026); overall ranges also reflected in Angi's main foundation cost guide. National figures, not San Antonio quotes. Estimate scenarios with the house leveling calculator.
Angi notes expansive clay can mean reshimming every 2–3 years if moisture keeps moving the supports. That is why drainage and crawl-space moisture belong in the conversation.
What to ask on a pier and beam inspection
- What do the elevations show room by room?
- Are we reshimming, adding piers, replacing piers, repairing beams, or combining methods?
- What moisture or drainage issues did you find in the crawl space?
- What does the warranty cover on wood members vs supports?
- How will access and cleanup work under the house?
More interview prompts: questions to ask a foundation repair company.
Get a free pier and beam inspection match
LevelSATX Foundation Network matches San Antonio homeowners with one vetted, independent network partner experienced with local foundation types, including pier and beam. The inspection is free for you; partners pay us for referrals. We don't perform repairs. Any company can apply to join the network.
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Related: methods compared · sloping floors · 7 warning signs.
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Get my free inspection →Frequently asked questions
How much does pier and beam foundation repair cost?
Angi lists pier and beam repairs nationally from $750–$25,000, with typical jobs often falling around $6,000–$14,000. Line items include reshimming $1,200–$4,000, adding a pier $800–$4,000, replacing a pier $2,000–$6,000, and beam work $400–$1,200 each. National figures, not San Antonio quotes.
How do I know if I have pier and beam?
Look for crawl-space vents or an access door near the base of exterior walls and space under the floor. If the floor sits on a solid concrete pad with no crawl space, you likely have a slab.
Is reshimming enough?
Sometimes, for minor settlement. Angi notes that on expansive clay, reshimming may be needed every 2–3 years. If piers or beams are failing, adding or replacing them may be the lasting fix.
Are older San Antonio homes often pier and beam?
Many historic and older neighborhoods use pier and beam or crawl-space systems. Newer subdivisions are more often slab-on-grade. An inspection confirms what you have and what moved.
Does LevelSATX Foundation Network repair pier and beam homes?
No. We match you with one vetted, independent network partner for a free inspection. Independent contractors do the work. Partners pay us for referrals.
Keep reading
- Foundation repair cost in San Antonio: the 2026 guide
- Pier and beam vs slab foundation repair: cost, pros and cons
- 7 signs you need foundation repair in San Antonio
- Steel vs concrete piers: costs and trade-offs compared
- Foundation repair methods compared: what each costs and when it fits
- How to choose a foundation repair company in San Antonio: a checklist
- Slab leak repair in San Antonio: signs, 2026 costs and what to do first
- Best foundation repair in San Antonio: 10 criteria to verify
- Foundation repair warranty: what lifetime and transferable really mean
- How to compare foundation repair companies in San Antonio
- 12 foundation repair red flags in quotes, sales tactics and warranties
- Slab leak detection: how pros find under-slab leaks and what it costs
- Questions to ask a foundation repair company (with good answers)
- Foundation repair cost calculator
- House leveling and pier cost calculator
Sources cited on this page: Angi, How Much Does Foundation Repair Cost? (updated Oct 26, 2026); Angi, How Much Does Pier and Beam Foundation Repair Cost? (updated Sep 18, 2026); Texas Master Naturalist, Alamo Area Chapter: Bexar County Soils; Texas Dept. of Licensing & Regulation, Technical Bulletin IHB TB 10-01 (Foundations on Expansive Soils). Cost figures are national, not San Antonio quotes.
LevelSATX Foundation Network connects San Antonio homeowners with vetted, independent foundation repair contractors. We don't perform repairs; participating contractors pay us for referrals.