Frisco Foundation Repair Co. connects owners of raised houses who need pier and beam foundation repair in Frisco, TX with an independent local foundation company that works in crawl spaces.
Most of Frisco was built on slabs, but not all of it. Some older houses near the historic core, farmhouses on larger tracts at the edge of town, and some additions, sunrooms and outbuildings sit on piers and beams over a crawl space. Those structures move in their own way and are repaired in their own way.
How Pier and Beam Foundations Fail
- Piers settle or tilt into the clay, especially when they sit on shallow pads.
- Shims crush or slip, so the beams above them drop.
- Wood rots where crawl spaces stay damp from poor drainage or leaks.
- Beams sag where they span too far between piers.
What You Notice Upstairs
- Floors that slope, dip or bounce when you walk across them
- Interior doors that stick or swing on their own
- Gaps under baseboards or between floors and walls
- Musty air coming up through floor registers
The Repair Process
- The crew inspects the crawl space and takes floor elevations.
- Failed shims are replaced, usually with steel or composite shims.
- Settled piers are reset or replaced, and new piers are added where spans are too long.
- Damaged sills, beams or joists are reinforced or replaced.
- Moisture problems are addressed with grading, drainage or a vapor barrier.
Our crawl space repair page goes deeper on moisture and wood damage.
Additions on a Different Foundation
A common situation in growing suburbs is a raised addition or porch attached to a slab house, or the reverse. Two foundation types move differently, and the joint between them often cracks first. If your cracks line up with where an addition meets the original house, mention it in your request.
Older Frisco Homes and Rural Properties
Before the suburban growth of the 2000s, Frisco was a small farm town along a rail line, and some homes from that era, as well as farmhouses on former agricultural land at the edges of the city, still stand on piers and beams. Many have been remodeled or added onto over the years, which means a single house can have more than one kind of foundation. A careful inspection looks at each part separately and at the joints between them, where movement usually shows first. If your house has a raised section and a slab section, mention it in your request so the inspector plans time for both.
Common questions
Are pier and beam homes common in Frisco?
Less common than slabs, since most of the city was built recently. They show up in older homes, rural properties and some additions.
How much does pier and beam repair cost?
It depends on how many piers need resetting or replacing and whether any wood must be repaired. Re-shimming alone costs far less than replacing piers and beams. Get an itemized estimate after a crawl space inspection.
How often will my floors need adjusting?
There is no set schedule. Clay soil swells and shrinks with the seasons, so many owners have shims checked every few years or when doors start sticking again.
Can the crew work under a low crawl space?
Usually, though very low or wet crawl spaces take longer. Mention any access problems in your request.
Is a vapor barrier worth adding?
In many damp crawl spaces it helps keep wood dry. Ask whether the company installs one or recommends someone who does.
Can a raised addition be tied into a slab house?
The two foundations will always move somewhat differently. A good repair supports each one properly and addresses the joint between them.