Irving Foundation Repair Pros connects owners of pier and beam houses who need crawl space repair in Irving, TX with an independent local foundation company that works under raised floors.
The crawl space under a pier and beam house is where most of its problems start and where most of them get fixed. Moisture, poor ventilation and old wood combine to soften the structure that holds up your floors.
What Goes Wrong in a Crawl Space
- Standing water: poor grading or a plumbing leak leaves water under the house after rain.
- Wood rot: sill plates, beams and joists near damp soil lose strength.
- Failed shims: wood shims on top of piers crush or slip, and floors sag.
- Pest damage: damp wood attracts termites and other pests.
- High humidity: condensation on pipes and ductwork, and musty smells inside the house.
Repairs That Restore the Structure
- Replacing crushed shims with steel or composite shims
- Sistering new lumber alongside damaged joists and beams
- Replacing rotted sill plates
- Adding piers where beams span too far
- Re-leveling floors once the structure is sound
Repairs That Stop the Cause
- Grading and drainage correction so water flows away from the house
- Fixing plumbing leaks under the floor
- Improving vents or adding a vapor barrier over the soil
- Clearing debris and wood scraps that hold moisture or attract pests
Clay Under the House
The Blackland clay around Irving swells when wet and shrinks when dry. Under a pier and beam house, that means piers on shallow footings can rise and fall with the seasons, which loosens shims. Fixing moisture under the house helps keep that movement smaller.
What to Ask
- Will you crawl the whole space and show me photos of what you found?
- Which wood can be reinforced and which needs to be replaced?
- Will any of the work need a city permit?
- What should I do about termite damage, if you find any?
- Do you install vapor barriers or improve ventilation, or should I hire that separately?
Getting Under the House
A crawl space inspection needs a way in. Before the visit, find the access opening, clear stored items away from it and make sure pets cannot get under the house. Some older houses have very low clearance or an access hole that was covered by a later deck or addition; tell the company in advance so they bring the right equipment. Ask the inspector for photos of what they find, since few homeowners want to crawl under the house to see a rotted sill for themselves.
Common questions
Is a damp crawl space a foundation problem?
It can become one. Moisture rots wood and loosens shims, and both lead to sagging floors. Fixing the source of the water is often the first step.
Should I seal my crawl space?
It depends on the house and how it is ventilated. Some crawl spaces do well with vents and a vapor barrier; others are fully encapsulated. Ask for a recommendation that fits your house.
How do I know if my floor joists are damaged?
Soft spots in the floor, sagging or bouncing are common signs. An inspection under the house is the only way to know for sure.
Can crawl space work be done in summer?
Yes, though North Texas crawl spaces get hot. Crews schedule around the heat and take breaks. Ask about timing if it matters to you.
Do I need to move anything inside the house?
Usually not much, since the work happens below. Clear the area around the crawl space access and any spots where the crew may need to reach floor registers or plumbing.