Sagging floors, a damp crawl space and failed shims are fixable. We re-level older Waco homes with new piers, sistered beams and drainage that lasts.
Most pier and beam repairs in Waco are done by re-shimming supports, adding new piers to load-bearing depth, and sistering or replacing damaged beams. Full sub-structure replacement is rare. Your free inspection gives an exact, written quote.
A licensed local pro gets under the house, measures the floor and gives you a straight answer — no pressure.
A pier and beam foundation lifts the house above the ground on a grid of piers, wood or steel beams, and floor joists. Between the beams and the soil sits an accessible crawl space.
Before slab-on-grade construction took over, most homes were built this way. That is why so many older neighborhoods in Waco — from the historic streets near Cameron Park to the bungalows around Baylor — sit on pier and beam.
The design has real advantages in Central Texas. The crawl space keeps plumbing and wiring reachable, and a home on piers can usually be re-leveled without tearing up concrete. The trade-off is that wood, shims and soil all shift over time.
Waco's expansive clay is the main culprit. When the ground swells after rain and shrinks in a dry summer, the piers move with it. Add decades of moisture under the house and you get the sagging, bouncing floors homeowners across Waco know well.
If you spot two or more of these, it is worth a look under the house. See more on our warning signs page.
Damp crawl-space air softens wood beams until they sag, twist or pull off their piers.
The thin shims that fine-tune pier height crush, rot or fall out, dropping the floor above.
Poor grading and no vapor barrier trap water under the house, feeding rot and mold.
Our free inspection puts a pro in the crawl space with a level, so you get measured readings on your Waco home — not a sales guess.
Book free inspectionFloors dip toward the center of the room or a low pier; a marble rolls on its own.
Weak or missing supports let joists flex, so floors bounce underfoot and squeak.
As the floor drops, door frames rack and gaps open at baseboards and cabinets.
One engineer-backed crew, one fixed quote, and no high-pressure sales — just the work your home actually needs.
Most repairs start here. We jack the low areas back toward level, then reset or replace the shims on each pier so the load sits evenly again. This alone solves many sagging-floor complaints.
Where piers have sunk or spans are too long, we install new concrete or steel piers to load-bearing depth. Extra supports under weak spots stop the bounce and hold the floor for good.
Rotted or split beams get sistered with new lumber or fully replaced. We match the repair to the damage, so you are not paying to rebuild a sub-structure that only needs targeted work.
None of it lasts if water keeps pooling under the house. We fix grading, add drainage and vapor barriers, and stop the moisture that rotted the wood in the first place.
We get under the house, read elevations and check every pier, shim and beam.
A clear scope and a fixed, written quote — no surprises, no pressure.
We re-shim, add piers and sister or replace beams to bring the floor to true.
We correct crawl-space moisture, then back the work with a lifetime transferable warranty.
Waco homes rarely have just one issue — here is what pairs most often with pier and beam work.
Have a slab instead? We drive piers to load-bearing strata to lift and hold a settling slab.
Learn more →Whole-structure elevation correction, measured and documented across the whole floor.
Learn more →Grading, French drains and vapor barriers that keep the crawl space dry for good.
Learn more →Repairs commonly run from about $3,000 for re-shimming and a few support corrections to $15,000 or more when beams are rotted and new piers are needed under a large footprint. Crawl-space depth and the number of failed supports drive the price. See our Waco foundation repair cost guide.
Look for floors that bounce or slope, gaps at baseboards and door frames, and a musty, damp crawl space. Two or more of these together mean it is time for a free inspection.
Yes. Most older Waco homes are brought back to level by re-shimming, adding new piers and repairing individual beams. Full replacement is rare and only recommended when the sub-structure is truly beyond repair.
Many jobs finish in one to three days depending on crawl-space access and how many piers and beams need work. See how long foundation repair takes.
Neither is universally better — each has trade-offs in Central Texas soil. Compare both in our slab vs. pier and beam guide.
Yes. Every pier we install carries a lifetime transferable warranty, so coverage follows the home to the next owner and becomes a selling point when you list.
A bouncing floor only gets worse in Waco's clay. Book today — measured crawl-space readings, a straight answer, and a fixed quote if you need repairs.