✓Older supportsMany of these homes are 70 to more than 100 years old. Over that time, wood shims dry out, crack or rot. Old block piers can lean or sink. Each small shift lets part of the floor drop.
✓Soil that moves under each pierCommon Lubbock soils have clay in the subsoil, according to USDA soil surveys. When it gets wet it swells, and when it dries it shrinks. Each pier rests on its own small spot of ground, so one can sink while its neighbor stays put. That is how floors end up wavy.soilseries.sc.egov.usda.gov
✓Rain in burstsLubbock averages about 18.6 inches of rain a year, according to the National Weather Service, much of it in heavy storms. Water that sits in the crawl space softens the ground under the piers. It also rots wood.weather.gov
✓Changes over the yearsAdditions, closed-in porches and new kitchens were often built on a different foundation from the original house. Where the old and new parts meet, you often see a crack or a step in the floor.
What it costs
Typical ranges from published cost guides, not quotes. Every job starts with a free inspection and a written price, so you see the number before any work begins.
A pier and beam house sits above the ground. Short posts, called piers, hold up wood beams. The floor joists rest on the beams, and the floor rests on the joists. Between the ground and your floor there is a crawl space. You often reach it through a small door on the side of the house.
Many of Lubbock's oldest homes are built this way. You find them near downtown and Texas Tech. Overton was platted in 1907. Tech Terrace has homes from the 1930s and 1940s. A 1940 home in that area lists "piers" as its foundation type.
Does this sound like your house?
These are the pier and beam problems Lubbock homeowners call about most.
"My floor is bouncy when I walk down the hall.".
"The floor sags in the middle of the room.".
"My house slopes toward one corner.".
"Doors in the old part of the house drag or will not latch.".
"There are cracks in the plaster or drywall over doors.".
"I can see light or feel a draft along the baseboard.".
"The crawl space has water in it after it rains.".
"Something under the house smells musty.".
How a local crew fixes it
New shims and leveling
The crew goes under the house with a level and a jack. They lift the low spots, pull out worn shims, and set new steel or hardwood shims. This is often the simplest and lowest cost fix.
New piers
A pier may have sunk, leaned or cracked. The crew can replace it or add new supports between the old ones. Some homes also get concrete or steel piers along the outside wall. These are driven down to firmer ground.
Beam and joist repair
Weak or rotted wood can be braced, sistered with new wood alongside it, or replaced. This stops the bounce and holds the floor flat.
Crawl space water
Does water get under the house? The crew may suggest gutter extensions, a drain, or regrading so the yard slopes away. See drainage correction.
Patching the cracks
Once the floor is level, cracks in plaster, drywall and brick can be patched. See foundation crack repair.
About these prices
These are typical ranges from published cost guides, not quotes.
A simple re-shim costs far less than new piers and beam work. The price depends on how many supports need work. Tight crawl spaces and wood that needs replacing add to it. See the full cost guide.
What your estimate should show
Floor level readings for every room.
A list of which piers get new shims, which get replaced, and where new ones go.
Any wood that needs bracing or replacing.
What will be done about water in the crawl space.
What the warranty covers and how long adjustments are included.
Who pulls the city permit, if the job needs one.
Frequently asked questions
What is a pier and beam foundation?
The house sits on wood beams. Short posts or piers hold up the beams. An open crawl space sits between the floor and the ground. Many older Lubbock homes were built this way.
Why are my floors bouncy?
Bouncy floors usually mean a support has sunk or a shim has rotted. Sometimes a floor joist is weak. A crew can see which one once they are in the crawl space.
How often does a pier and beam house need leveling?
There is no set schedule. Many homes go years between adjustments. A house on soil that swells and shrinks may need small adjustments now and then. These cost far less than big repairs.
Is pier and beam easier to fix than a slab?
In many ways, yes. The crew can reach the supports without cutting concrete. Floors can often be adjusted a little at a time.
Do I need to replace rotten beams?
Not always. Small soft spots can be braced or sistered with new wood. Long sections of rot near a leak or a wet crawl space may need new wood. The inspection will show which.
Can a wet crawl space hurt my foundation?
Yes. Standing water softens the soil under the piers and rots wood shims and beams. Fixing the drainage around the house protects the repair.
Is the inspection free for crawl space homes too?
Yes. The crew checks the floor levels and goes into the crawl space. Then you get a written price at no charge.
Get your floors checked for free
Small fixes under an older house are quick and cheap when caught early. Call (806) 855-8140 or send the short form. A local crew will call you back, usually the same day. They check your crawl space and give you a written price.