Pier & Beam Foundation Repair in Dallas, TX
Pier and beam homes have a reputation for being more stable than a slab due to their sunken piers and lateral beams. In theory, this is true, but in real-world applications, it can be problematic. This is why pier and beam foundation repair is so important.
Ecoscape is one of the few companies that will still level pier and beam homes. Due to the age of these homes, they can come with a long list of repairs that most companies are not equipped to handle.
Starting off, the issues with pier and beam must be diagnosed. During our initial assessment, elevation readings will be taken with a Ziplevel Pro-level 2000B High Precision Altimeter. This will determine what area of the home will need to be leveled. Once elevations are determined, the next step is to perform a visual assessment of the underside of the home. What we are looking for is rot, broken beams, moisture, cracked piers, and clearance to make sure our employees can work under the home.
When it comes to the repair, we must begin with the exterior concrete skirt. This skirt is the beam of concrete that surrounds the perimeter of the home. This is where the brick ledge is, along with exterior support for the home. We level this skirt with the same methods we use for slab foundations, subterranean piers. Drilled piers are the most recommended for this application, but any pier will be suitable.
Poured Concrete Piers
Poured concrete piers in residential repair are drilled about 10ft. deep and take about 7 to 10 days for the foundation leveling to cure. Installation time for poured concrete piers is longer than it is for pressed concrete pilings because the latter method uses precast concrete segments that are already cured at the time of installation. Drilled piers are ideal for pier and beam home because drilled piers do not rely on the structure weight to drive the piers.
Belled Concrete Piers
Bell bottom concrete piers are installed similarly to poured/drilled concrete piers. The bottom of the pier has a bell shape “foot” that is designed to provide a wide area of support to the pier. Like poured concrete piers, bell bottom piers are built by pouring concrete into an excavated hole and placing steel into the wet concrete. Bell bottom piers are recommended for “heavy” pier and beam, or two-story pier and beam.
Pressed Concrete Pilings
Pressed concrete pilings are durable foundation piers used for interior and exterior repairs. They work well on pier and beam houses as well as concrete slab foundations. Properly installed pressed concrete piers need to be driven deep into the ground to achieve stability, typically this is about 12ft. deep.
Pier & Beam Interior Repair
Sub-Floor Replacement
Over time the subfloor of a pier and beam home can become soft and spongy. This is a sign of rot and requires pier and beam foundation repair. Causes of decayed subfloor are:
- Improper drainage under or around home
- Active water/sewer leak
- Incorrect choice of lumber during construction
- Lack of maintenance and ventilation under crawl space.
- Termites or rodents
- A/C Drip Line not properly installed
- Age of the home
Replacing rotted subflooring is critical for a stable home. Not only is rotted subfloor structurally dangerous, if there is mold this can cause health problems. Rot is also CONTAGIOUS! It will spread to other pieces of lumber under your home if it is not properly taken care of. The rotted subfloor can turn an affordable repair into an expensive repair quickly. The longer you wait to fix it, the more expensive it becomes…
Here are some photos of subflooring that we have repaired.
Conclusion
Pier and beams can be very tricky and very expensive to repair. That’s why most of the big-name companies will not repair them anymore, it’s just too much work for them. At Ecoscape, we pride ourselves in mastering our craft and being able to service pier and beam homes across the Metroplex.
Do You Think Your Pier & Beam Home Needs Repair?
Why not get it checked out for free?
