Pier and Beam Foundation Repair
For many homes, the foundation sits upon the soil underneath. Not so for pier and beam foundations. That means that while some of the same symptoms of foundation failure might exist in a pier and beam home, how they are fixed might be completely different.
Pier and Beam Equals Crawl Space
Pier and Beam Foundations are sometimes referred to by a different name after their most prominent feature: a crawl space. The beams rest upon piers that rise above the ground, creating a space below the home.
Crawl spaces can be useful both as access points for repairs and as storage areas. If not properly maintained, however, crawl spaces can lead to a variety of different foundation problems, many of which require different solutions.
Signs of Pier and Beam Settlement Problems
Some of the signs of settlement among the piers of a pier and beam house mirror the signs of settlement in a home with a slab or basement foundation. Among the main differences, however, is that a greater percentage of the problems will appear on the interior of the home.
- Sticking Doors and Windows: Doors and windows rely on the home to be in proper alignment in order to open and close properly, settlement can throw that alignment out of whack. This prevents them from opening and closing properly.
- Wall Cracks: If a sinking pier changes the alignment of a beam (or simply doesn't support it as well), that is going to stress the structures above, including the walls. Look for tell-tale signs like cracks emanating from doorways.
- Sloping or Sagging Floors: The beams support the structures upon which your floor rests. If a beam starts to lean or sag, the floor above it will likely do so as well.
Foundation Repair for Pier and Beam Settlement Issues
How to repair a pier and beam foundation depends in large part on the specific problem. If only one of the piers is sinking, it might be a faulty pier that needs to be replaced. If it is a more general issue, the piers and beams might need to be adjusted in order to bring the house back to level.
At times the beams might need additional support, which could come from a crawl space jack or masonry pier.
Regardless, the goal is the same as most foundation repair procedures: Make the foundation level and keep it that way.
Pier and Beam Repairs Tied to Crawl Space Problems
Not all structural problems experienced by pier and beam homes are caused by settlement of the piers. Problems within the crawl space itself can cause a host of issues.
And when there are problems within a crawl space, moisture is often to blame.
Whether it be standing water or even just excessive humidity levels, moisture can wreak havoc on a crawl space.
The problems it can cause include:
- Mold and Mildew
- Musty Odors
- Pest Infestations
- Wood Rot
While these range from annoying to health hazards, unless the pests involved are termites it is the wood rot that poses the biggest structural hazard.
This can cause the beams and exposed floor joists to weaken, causing the floors to begin to feel spongy and, if not addressed, likely more significant structural issues.
If the damage is minor, offering further support with a crawl space jack might be sufficient. Otherwise, the contractor might need to replace the beam or joist in question.
Regardless, however, if you are experiencing issues with water in your crawl space it is important to have it encapsulated with a vapor barrier to keep the water out. Otherwise whatever gets fixed might simply rot again when the moisture returns.
Experiencing Pier and Beam Problems? Give My Foundation Repairs a Call
At My Foundation Repair, we have a nationwide network of contractors specializing in a variety of foundation repair and waterproofing problems. Contact us and we can put you in touch with a contractor in your area who does pier and beam and crawl space repairs.