New Braunfels Foundation Experts puts owners of raised houses who need pier and beam foundation repair in New Braunfels, TX in touch with an independent local foundation company that works in crawl spaces.
New Braunfels was settled in 1845 by German immigrants who forded the Guadalupe River on Good Friday that year, and the city still has many older buildings from its long history, including in the Gruene Historic District. Many older houses sit on piers and beams over a crawl space rather than on a slab, and they need a different kind of care.
What Fails Under an Older Raised House
- Piers settle or lean, especially older piers set on shallow footings.
- Shims crush, rot or slip out from between the piers and beams.
- Framing rots where crawl spaces stay damp.
- Beams sag where they span too far between piers.
- Earlier repairs loosen after years of seasonal movement.
Signs Upstairs
- Floors that slope, dip or bounce
- Doors that stick or swing open by themselves
- Gaps under baseboards and around trim
- Cracks in plaster or drywall that return after patching
- A musty smell through floor registers
The Repair
- A full crawl space inspection with floor elevations.
- Replacing failed shims with steel or composite shims.
- Resetting or replacing settled piers, and adding piers where spans are long.
- Sistering or replacing damaged sills, beams and joists.
- Fixing moisture with grading, drainage, vents or a vapor barrier.
See crawl space repair for more on moisture.
Historic Homes
If your house is in a historic district or is a designated landmark, exterior changes may need review. Most foundation work happens out of sight, but skirting, steps and porches can be affected. Check with the City of New Braunfels before work starts, and ask the contractor how they will restore anything they disturb.
Expect Periodic Adjustment
Clay keeps moving with the seasons, so raised houses often need their shims adjusted every few years. Ask whether adjustments are covered by the written warranty.
Cost
Olshan reports an average of $9,280 for pier-and-beam leveling in its San Antonio region. Simple re-shimming costs far less than replacing piers and rotted framing. Only a crawl space inspection gives you a real number.
Getting Under the House
Before the inspection, find the crawl space opening, clear things stored in front of it and keep pets indoors so the inspector can get under the floor.
Bring Earlier Paperwork
If the house has been re-leveled before, find the old warranty or invoice. It may show where shims were added and whether coverage transfers to you.
Common questions
How do I know if my house is pier and beam?
Look for vents or an access door along the base of the exterior walls, and a floor that sits above ground level.
Is it worth repairing an older raised house?
Often, yes. Because the crawl space gives access to beams, piers and joists, much of the repair happens right there.
Do historic homes need special approval for foundation work?
Work below the floor usually does not change the exterior, but porches, skirting and steps might. Check with the City of New Braunfels.
What kind of shims are best?
Many contractors now use steel or composite shims instead of wood, which can crush or rot.
How often will my floors need re-leveling?
There is no fixed schedule. Many owners have shims checked every few years or when doors start sticking again.
Can insulation be added at the same time?
Often. Ask the company whether they do it or can coordinate it.