Many of San Antonio's most character-rich homes — in Alamo Heights, Monte Vista, Olmos Park, King William and Tobin Hill — were built on pier-and-beam foundations before slab construction took over. These homes sit on wood beams supported by blocks or piers, with a crawl space underneath.
Pier-and-beam homes develop their own set of problems: bouncy or sagging floors, gaps under baseboards, shims that have compressed or fallen out, and wood sills and beams damaged by moisture or termites. Old cedar stumps and concrete blocks set on shallow footings can also sink into the clay over decades.
Our pier and beam foundation repair in San Antonio, TX starts in the crawl space. We check every support point, the condition of beams, joists and sills, moisture levels and ventilation. Repairs can include re-shimming with steel shims, adding new concrete piers and pads, sistering or replacing damaged joists and beams, and installing additional support where spans are too long.
Pier-and-beam homes can be releveled far more easily than slabs, so this work often goes hand in hand with house leveling. Improving crawl-space ventilation and foundation drainage helps prevent the moisture that rots wood framing. Slab homes are covered under slab foundation repair.
Technician insight
In older Alamo Heights and Monte Vista homes we regularly find original cedar stumps still in use. Some are solid after 80 years; others have rotted at grade. We probe each one instead of replacing them all, which keeps the estimate honest.
Pier and Beam Foundation Repair Services We Offer
✓Re-Shimming & Releveling
Replacing compressed or missing wood shims with steel shims to restore level floors.
✓Beam & Sill Replacement
Removing rotted or termite-damaged sill plates and beams and installing new treated lumber.
✓Joist Sistering
Reinforcing sagging or cracked floor joists with new lumber fastened alongside the originals.
✓Additional Pier Supports
Adding concrete piers and pads to shorten spans and eliminate bouncy floors.
Pier and Beam Foundation Repair Cost in San Antonio, TX
| Service | Typical Range | What Affects It |
|---|---|---|
| Re-shim and relevel | $1,500–$4,500 | Depends on home size and crawl-space access |
| New interior support pier | $250–$600 each | Concrete pier and pad |
| Sill plate replacement | $60–$150 per linear ft | Varies with siding and access |
| Beam replacement | $250–$500 per linear ft | Includes temporary shoring |
Ranges are typical for San Antonio, TX and confirmed with an exact written quote before any work starts.
How it works
- 1
Crawl-Space Inspection
We document every support, beam and joist and take floor readings.
- 2
Temporary Shoring
Where framing is replaced, the home is supported on jacks during the work.
- 3
Repair Framing & Supports
Damaged wood is replaced and new piers are added where needed.
- 4
Relevel
Floors are brought back to level with steel shims at each support.
- 5
Verify
Final readings are recorded and ventilation or drainage recommendations are provided.
Pricing
Pier-and-beam releveling in San Antonio often runs $1,500–$6,000; beam and sill replacement is priced by linear foot.