Low end
$1,500
Typical range
$1,500 - $12,000
High end
$12,000+
Cost Breakdown by Component
Pier and beam foundation repair costs are more modular than slab underpinning - you’re paying for individual repairs to specific components rather than a whole-system piering project.
| Component | Unit Cost | Notes |
|---|---|---|
| Pier shimming | $150-$400/pier | Existing pier is sound but settled |
| Pier replacement (concrete block) | $250-$600/pier | Block piers on stable soil |
| Pier replacement (steel jack) | $400-$900/pier | Adjustable, better for ongoing movement |
| Beam sistering | $50-$150/linear ft | Adding new lumber alongside damaged beam |
| Beam replacement | $200-$500/beam | Full replacement of failed beam |
| Joist sistering | $30-$80/joist | Adding support alongside damaged joist |
| Mid-span pier addition | $300-$700/pier | Adds support in undersupported spans |
| Crawlspace vapor barrier | $500-$2,000 | Ground coverage only |
| Full encapsulation | $2,000-$8,000 | Walls + ground + sealed vents |
| Pest treatment (before structural) | $200-$800 | Required before wood replacement |
What Drives the Cost
1. How Many Piers Need Work
Each pier is a separate line item. A house with 20 piers and 5 that have settled significantly is a $1,500-$3,000 project. A house where all 20 piers need replacement is a $5,000-$12,000 project.
2. Structural vs. Cosmetic
If the floor is bouncy but structurally sound and the bounce is from undersized joists rather than settled piers, the fix is adding mid-span support - less expensive than replacing failed piers.
3. Crawlspace Conditions
A dry, accessible crawlspace with good clearance is faster and less expensive to work in. A low, muddy crawlspace with standing water requires more labor for the same structural work.
4. Moisture Remediation Scope
If the crawlspace has moisture damage, encapsulation and/or drainage is often recommended alongside structural repair. This can double the project cost - but is necessary to protect the new structural work from the same moisture that damaged the original.
5. Pest Damage Extent
If termites or rot have affected multiple beams and joists throughout the crawlspace, repair scope (and cost) can be substantial. Pest treatment must precede structural work.
Cost by Project Scope
| Scope | Typical Cost |
|---|---|
| Minor shimming, 2-4 piers | $500 - $1,500 |
| Moderate repair, 5-8 piers + beam sistering | $3,000 - $6,000 |
| Comprehensive structural repair, 10+ elements | $6,000 - $12,000 |
| Full remediation: structural + encapsulation | $8,000 - $18,000 |
How to Evaluate Quotes
When comparing pier and beam repair quotes:
- Confirm what was inspected - the quote must be based on a physical crawlspace inspection
- Compare scopes, not just totals - one contractor may be quoting structural only; another may include encapsulation
- Ask about moisture recommendations - a contractor who does structural work without addressing moisture is leaving a future problem
- Check pier specifications - are they replacing with steel adjustable jacks (better) or concrete block (cheaper but less adjustable)?
- Verify pest treatment is included - or that you handle it before they start work