Pier and Beam Foundation Repair in Older Fort Worth Homes

What is a pier and beam foundation?

The house rests on wood beams that sit on piers, with a crawl space of 18 inches or more underneath. Many Fort Worth homes built before about 1960 use it, including much of Fairmount, Ryan Place, Arlington Heights and Riverside.

How do I know if I have a pier and beam or slab foundation?

A pier-and-beam house sits a step or more above the ground, with vents or an access door along the base. A slab house sits at ground level, and its floors feel solid rather than hollow.

Why are my floors bouncy or sloping?

Wood shims compress and rot, pads under the interior piers sink into the clay, and sill plates and joists rot where moisture collects. Each one lets part of the floor drop.

What is re-shimming a pier and beam house?

The crew jacks each beam back to level and replaces the shims between pier and beam. Fort Worth permits commonly specify steel shims for the final adjustment because they don't compress or rot like wood.

What does a typical pier and beam repair permit include?

Fort Worth permits for older homes usually list four kinds of work together: a whole-house re-shim, new pad-and-block supports, a few exterior pressed piers, and some feet of new sill plate or beam.

One 2025 permit in Historic Carver Heights (76112) listed 6 steel pressed piers, 3 pad-and-block supports, 20 feet of new sill plate, 15 feet of doubled beam, and steel shims for final leveling.

How often does a pier and beam house need re-shimming?

With wood shims on clay soil, every 5–10 years is common. A repair with steel shims, new pad-and-block supports and exterior piers lasts longer, and most contractors back it with a written warranty.

Do historic district homes in Fort Worth need special approval for foundation work?

Yes. Contributing homes in Fort Worth's historic districts need a Certificate of Appropriateness from Historic Preservation staff before the building permit is issued.

City records show staff approving foundation repairs in Mistletoe Heights, Morningside, Fairmount and Historic Carver Heights in 2025 when the work kept the home's appearance. The certificate is valid for two years.

Will foundation repair change the look of my historic home?

No. The work happens in the crawl space and at the perimeter piers, and Fort Worth contractors routinely state on the permit that the repair won't change the home's street appearance.

How do I keep my crawl space dry?

Send gutter downspouts at least 5 feet from the house, slope the soil away from the foundation, keep the vents clear, and fix plumbing leaks within days. A plastic vapor barrier over the crawl space soil cuts the moisture that rots sill plates.

Is it worth fixing the foundation on an old house?

Yes. A median repair of about $10,000 keeps plaster, original floors and plumbing from further damage. An unrepaired foundation also has to be disclosed when you sell, which lowers offers.