Pier and Beam Foundation Repair

Pier and Beam Foundations Explained

FiveStar Foundation & Construction is your trusted pier and beam foundation expert serving New Braunfels, TX and its surrounding areas. A Pier and Beam Foundation is constructed of wood beams that run the entire length or width of the structure and supports the floor joist. The beam sits on top of piers which are constructed of reinforced concrete columns. These piers tie into the footings which are constructed of concrete and rebar. The footings are poured and buried beneath the soil to reach a depth that exceeds the expansive soil. Pier and beam foundations have a crawl space underneath the floor of the structure, and some may have a concrete stem wall.

Pier and beam foundations are very common to have in New Braunfels, TX and surrounding areas. Just like slab foundations, pier and beam foundations are very likely to become unstable and shift in the very high levels of expansive soil in the Central Texas region. Aside from the normal movement we experience here in Texas due to the expansive soil, a pier and beam foundation may also shift and become compromised by other common causes like termite damage or excessive moisture—this can cause deterioration and rot of the beams and joists.

Signs of a sinking pier and beam foundation:

sagging floors
soft or bouncy floors
cracks in drywall
separation of walls and floors
counters or cabinets separating from walls
damp crawl space (moisture under house)

If you notice any of these signs, you may be in need of pier and beam foundation repair.

To determine the best foundation repair method for your pier and beam foundation, we will enter the crawl space to perform a proper pier and beam foundation evaluation— inspecting the current conditions of the wood beams, joists, and current piers. This will determine if there is any excessive moisture beneath the pier and beam foundation, termite damage, or plumbing leaks that need to be addressed. If any rotten wood is discovered, it will need to be replaced upon repairing the foundation.

There are multiple ways to repair and level pier and beam foundations. Some of the most common solutions used to support and level a pier and beam foundation are:

replace failed piers with sonotube piers
block and base replacement
beam or joist replacement
subfloor replacement

When it comes to pier and beam foundations, FiveStar Foundation & Construction is your go-to local pier and beam specialist. Give us a call today for your free pier and beam foundation inspection.

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Sonotube Piers

Pier and beam foundation repair can be conducted by installing sonotube piers. Sonotube piers are installed beneath the pier and beam foundation by excavating a 2ft by 2ft hole into the ground and building a footing using 5,000PSI concrete and #4 rebar. The rebar is first placed in a grid like setting, followed by the concrete to create the footing. A hollow concrete form is placed on top and tied to the footing. A Simpson Strap is set inside of the form to attach the beam to the newly poured sonotube pier. Sonotube piers can range in diameter (8", 10", 12", 18", 24".) The size of the sonotube pier to be used is determined by the size of the beam and how far off of the ground the structure sits.

Block and Base

Sonotube Piers

Block and Base is a type of pier and beam foundation. These block and base foundations are typically seen most commonly in rural areas and not so much in city areas. Block and base foundations, or pad and block foundations, are constructed of a 16"x16"x4" concrete pad with 8"x8"x16" concrete blocks placed on top. Once placed, this is what supports the wood beams of the block and base foundation. To conduct block and base foundation repair, new block and base stations may need to be added, or repairs may need to be made to the current block and base stations. The structure will be leveled and shimmed off of the block and base stations. Any rotten beam or joist will be replaced as well.