Most homeowners pay $4,000–$14,000 for pier and beam foundation repair; Angi puts the national average at about $10,000. Reshimming a few piers can cost as little as $800–$1,800, while extensive underpinning or sill and joist replacement can top $20,000 (Angi, HomeGuide, Olshan and Today's Homeowner data, as of October 2026).
Updated October 8, 2026. Source: Angi + 3 more. National US estimates.
Pier and beam houses sit on rows of concrete or masonry piers that carry wood beams and floor joists, with a crawl space underneath. Over time piers sink or tilt, shims compress and moisture rots the wood, which shows up as sloping or bouncy floors and cracked drywall.
This guide breaks down the cost of reshimming, new piers, beam and joist replacement and moisture control, with a sample budget. For an estimate based on your pier count, try the foundation repair cost calculator.
Average cost
Typical installed prices for pier and beam repairs, national averages as of October 2026:
| Scenario | Typical range | Notes |
|---|---|---|
| Reshimming / minor leveling | $800–$4,000 | Adjusting shims on existing piers; often needed every few years |
| Moderate repair: add or replace a few piers, replace beams | $4,000–$14,000 | Most common range; national average about $10,000 |
| Major repair: underpinning, sill and joist replacement | $14,000–$25,000+ | Widespread settlement or rot |
Cost by repair type
| Repair | Typical cost | Notes |
|---|---|---|
| Reshimming | $800–$4,000 per job | Most jobs land around $1,200–$1,800 |
| Adding new piers | $800–$4,000 per pier | Average about $2,000 |
| Replacing existing piers | $1,500–$6,000 per pier | Includes removing the failed pier |
| Beam replacement | $400–$4,000 per beam | Wide range depends on size and access |
| Steel or helical underpinning piers | $990–$4,400 per pier | Steel push piers $990–$1,600; helical $2,000–$4,400 |
| Termite treatment with repair | $500–$2,000 | When pests caused the damage |
| Moisture management | $3,000–$8,000 | Vapor barrier, drainage, ventilation |
Cost breakdown: materials, labor, permits and extras
Line-item estimate for releveling a 1,500 sq. ft. pier and beam house: three new piers, two replaced beams and reshimming the remaining piers. Ranges are national, as of October 8, 2026.
| Cost item | Typical range | What it covers |
|---|---|---|
| New piers (3) | $2,400–$6,000 | $800–$2,000 each for standard concrete piers |
| Beam replacement (2) | $800–$2,400 | $400–$1,200 per beam |
| Reshimming remaining piers | $1,200–$4,000 | Leveling the whole floor system |
| Structural engineer inspection | $150–$1,000 | Inspection and report |
| Permits | $100–$500 | Usually a few hundred dollars |
| Contingency (about 10%) | $400–$1,200 | Rotted sills or joists found once floors are jacked |
| Estimated total | $5,000–$15,000 | Before any discounts or rebates |
Soil matters: Angi reports that 3–5 steel piers cost $6,000–$10,000 in dense clay but $9,000–$15,000 in loose, sandy soil.
What affects the price
- Number of piers. New piers cost about $800–$4,000 each (around $2,000 on average) and replacing failed ones $1,500–$6,000 each, so the pier count is the biggest cost driver.
- Beam, joist and subfloor repair. Beams run about $400–$4,000 each depending on size, and replacing 10–12 beams can total $4,000–$12,000. Rotted sills or joists across the house can push costs past $20,000.
- Wood rot or termite damage. Rot and termite damage mean cutting out and replacing framing; termite treatment alone adds about $500–$2,000 to the repair.
- Crawl space height and access. Low crawl spaces slow crews and add labor. Contractors may need to dig out access or work around ducts and plumbing, which raises the per-pier price.
- Moisture control. Moisture is the main enemy of pier and beam homes. A moisture-control package costs $3,000–$8,000, a dehumidifier $1,000–$4,000 and full encapsulation $12,000–$20,000; see our crawl space encapsulation cost guide.
- Floor leveling goals. Reshimming to take out minor slope costs $800–$4,000, while bringing a badly out-of-level floor close to flat may require new piers, beams and joists. In expansive clay, plan on reshimming every 2–3 years.
Ways to save
- Start with reshimming if the engineer finds the piers themselves are sound; it costs a fraction of new piers.
- Get at least three written quotes, and compare the number of piers, pier type and depth, and whether reshimming adjustments are included in the warranty.
- Control crawl space moisture with gutters, grading ($500–$1,000) and a vapor barrier to slow rot and avoid repeat beam and joist repairs.
- Ask for a transferable warranty with free or discounted future adjustments; pier and beam homes in clay soil often need periodic releveling.
- Treat termites as soon as you find them; damaged framing is far more expensive to replace than the treatment itself.
How to get an accurate quote
Get at least three written quotes from licensed foundation contractors who regularly work on pier and beam homes. Share:
- House size, age, crawl space height and access points, and the location of sloping or bouncy floors.
- Any engineer's report, past repair records and known moisture, rot or termite problems.
- Ask each bidder to itemize piers (new versus replaced, material, depth), beams, joists, reshimming, permits and the warranty terms.
FAQ
How often does a pier and beam house need releveling?
Many need minor reshimming every few years. Angi notes every 2–3 years in expansive clay and every 3–5 years in stable soil.
Is pier and beam repair cheaper than slab repair?
Minor work often is, because crews can reach the piers from the crawl space without breaking concrete. Major repairs that replace many piers, beams and joists can cost as much as or more than slab piering.
How long does pier and beam foundation repair take?
Reshimming usually takes a day. Adding piers and replacing beams typically takes two to five days, depending on the crawl space and how much framing is damaged.
For the big picture, start with our complete foundation repair cost guide.
Related cost guides
Sources
- Angi — Pier and Beam Foundation Repair Cost (updated Sep 18, 2026). Checked October 8, 2026.
- HomeGuide — How Much Does Pier and Beam Foundation Repair Cost? (2026) (Dec 19, 2025). Checked October 8, 2026.
- Olshan Foundation Repair — Foundation Repair Costs (updated Jun 3, 2026). Checked October 8, 2026.
- Today's Homeowner — Pier and Beam Foundation Repair Guide (updated Apr 2, 2025). Checked October 8, 2026.
Prices are estimates and vary by location and provider. See our methodology and editorial policy. Browse all foundation & water cost guides.