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Pier and Beam Foundation Repair Cost: $2,000–$15,000 (Average $8,500) in 2026

Author: CostGuideHQ Editorial·✓ Fact-checked·Updated July 2026·7 min read·6 sources·US national averages, USD
Quick answerQuick answer: Pier-and-beam foundation repair typically costs $2,000 to $15,000, averaging around $8,500 (Fixr). Individual piers run $1,000 to $3,000 each, resetting or shimming a pier costs far less, and rotted beam or joist replacement is usually priced separately by the linear foot or per joist.
  • A typical pier-and-beam foundation repair job costs $2,000 to $15,000 (Fixr); factoring in the widest jobs, the full range runs $700 to $25,000 (Bob Vila).
  • Adding a new pier or underpinning support costs $1,000 to $3,000 per pier — the one figure that's consistent across HomeAdvisor, Fixr, and Bob Vila.
  • Resetting or shimming an existing pier runs about $100 per column, far less than installing a new steel support column at $500 to $550 per jack (Bob Vila).
  • Replacing a rotted center beam costs $240 to $260 per linear foot, and full floor joist replacement runs $1,000 to $2,000 per joist (Bob Vila, HomeAdvisor).

How much does pier and beam foundation repair cost?

National average
$8,500
total project
Typical range
$700–$25,000
Most projects
Whole project
$2,000–$15,000
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Cost by material / type

TypeLowHigh
new pier or underpinning support (per pier)$1,000$3,000
helical pier tieback (per tieback)$1,500$2,000
resetting/shimming an existing pier or column (per column)$100$550
sistering a damaged floor joist (per joist)$100$300
full floor joist replacement (per joist)$1,000$2,000
replacing a rotted center beam (per linear foot)$240$260
crawl space foundation repair (whole project)$2,500$12,000
Estimate your cost
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Rough estimate only — get local quotes for exact pricing.

What affects the cost?

  • Whether the fix is beam replacement or added piers — HomeAdvisor notes pier-and-beam issues are most often caused by wood decay and settling from shifting soil or moisture, remedied by replacing wooden beams with steel or adding more piers to the underpinning system
  • Number of new piers needed — each new pier or underpinning support runs $1,000 to $3,000 (HomeAdvisor, Fixr, Bob Vila)
  • Whether piers just need resetting/shimming or a full new support column — Bob Vila prices a shim replacement at about $100 per column versus $500 to $550 per jack to install a new steel support column
  • Extent of wood rot in the framing — a damaged joist can often be sistered (reinforced) for $100 to $300 per joist instead of fully replaced at $1,000 to $2,000 per joist, and a rotted center beam replacement runs $240 to $260 per linear foot (HomeAdvisor, Bob Vila)
  • Crawl space accessibility — Bob Vila notes pier-and-beam/crawl space foundation repair typically costs less than slab or basement work because the space underneath is easier to access
  • Whether helical pier tiebacks are used instead of standard piers — Fixr prices tiebacks at $1,500 to $2,000 each, with a typical multi-tieback project running $5,000 to $15,000
  • Underlying moisture and drainage problems driving the wood decay — addressing the cause often adds a separate drainage system at $2,800 to $6,500 (Bob Vila)
  • Labor rates and region — general foundation labor runs around $200 per hour in some markets (Bob Vila), while floor joist/beam labor specifically runs $65 to $100 per hour (HomeAdvisor) or $25 to $100 per hour, sometimes $15 to $50 per square foot (Bob Vila)

How much does pier-and-beam foundation repair cost?

Most pier-and-beam foundation repair jobs cost $2,000 to $15,000 (Fixr), landing around $8,500 on average once you factor in both small fixes and larger jobs. Bob Vila reports a much wider spread, $700 to $25,000, because “pier and beam foundation repair” can mean anything from resetting a single sagging pier to replacing multiple rotted beams and adding support throughout a crawl space. Both sources agree on what drives the price: wood decay and settling caused by shifting soil or moisture. HomeAdvisor and Bob Vila describe the same two fixes — replacing wooden beams with steel, or adding more piers to the underpinning system — so your actual bill depends heavily on how much of the framing underneath your house has already rotted versus how many new supports the crew needs to install.

How much does it cost to add or reset a pier?

A new pier or underpinning support costs $1,000 to $3,000 installed, the one number that shows up consistently across HomeAdvisor, Fixr, and Bob Vila. That consistency makes it the most reliable line item for comparing bids, since whole-project totals swing so much with house size and damage extent. If your existing piers are structurally sound and just need releveling, resetting or shimming a column costs about $100 (Bob Vila) — a fraction of the $500 to $550 per jack it costs to install a brand-new steel support column instead. Helical pier tiebacks, screwed into the ground rather than poured or driven, price separately: Fixr puts them at $1,500 to $2,000 each, with a typical project needing several running $5,000 to $15,000 total.

How much does it cost to replace a rotted beam or joist?

Wood rot in the crawl space is what usually turns a cheap pier reset into an expensive job. A rotted center beam — the main support running under your floor joists — costs $240 to $260 per linear foot to replace (Bob Vila). Individual joists are cheaper to fix if the damage is caught early: sistering, which bolts a new joist alongside the damaged one instead of tearing it out, runs $100 to $300 per joist, versus $1,000 to $2,000 for a full joist replacement (Bob Vila, HomeAdvisor). Tim Tracy, regional manager at Groundworks, told This Old House: “The cost of [foundation] repairs averages about the same for all foundation types, except for pier and beam and stone foundations” — the exposed wood framing is simply more exposed to the moisture that causes this kind of damage in the first place.

How can you lower the cost of pier-and-beam foundation repair?

  • Catch sagging early and reset instead of replace. Shimming a pier costs about $100 (Bob Vila) versus $500 to $550 for a new steel support column — the gap only grows if you wait until the pier fails outright.
  • Sister damaged joists instead of replacing them when the rot hasn’t spread too far. It runs $100 to $300 per joist versus $1,000 to $2,000 for full replacement (Bob Vila, HomeAdvisor).
  • Fix the moisture source, not just the symptom. A crawl space encapsulation or drainage system ($2,800 to $6,500, Bob Vila) keeps new piers and beams from rotting again.
  • Get a foundation inspection before you hire a repair contractor so you know whether you’re looking at a handful of pier resets or a full beam replacement — the two can differ by tens of thousands of dollars.
  • Ask exactly what’s included. Crawl space foundation repair can run $2,500 to $12,000 as its own project (Fixr) if the crawl space walls need work too, separate from the pier-and-beam framing itself.

Prices vary by region, soil conditions, and how far the wood decay has spread, so treat the figures above as a planning budget. If your whole house is settling rather than just the framing underneath it, the house leveling cost guide covers full underpinning jobs; if you’re dealing with visible cracks instead of rot, see foundation crack repair cost. For interior joist or beam sag outside a pier-and-beam crawl space, floor joist repair cost breaks that down separately.

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Frequently asked questions

How much does pier-and-beam foundation repair cost on average?
Most pier-and-beam foundation repair jobs cost $2,000 to $15,000 (Fixr). Bob Vila reports a wider range, $700 to $25,000, reflecting everything from a single pier reset to an extensive multi-beam replacement — averaging around $8,500 in between.
How much does it cost to add a new pier?
A new pier or underpinning support costs $1,000 to $3,000 installed (HomeAdvisor, Fixr, Bob Vila). Bob Vila notes some pier types run as low as $700 to $2,100, and Fixr prices helical pier tiebacks separately at $1,500 to $2,000 each, with a typical multi-tieback project running $5,000 to $15,000.
How much does it cost to reset or shim a sagging pier?
Shimming an existing pier or column costs about $100 (Bob Vila) — a fraction of installing a brand-new steel support column at $500 to $550 per jack. Resetting is almost always the cheaper fix when the pier itself is sound and only needs releveling.
How much does it cost to replace a rotted beam or joist?
Replacing a rotted center beam runs $240 to $260 per linear foot (Bob Vila). A single damaged floor joist can often be sistered (reinforced alongside the original) for $100 to $300, versus $1,000 to $2,000 for a full joist replacement (Bob Vila, HomeAdvisor).
Why does pier-and-beam foundation repair cost more than other foundation types?
Tim Tracy, regional manager at Groundworks, told This Old House that repair costs run about the same across most foundation types, with pier-and-beam and stone foundations as the exceptions — the exposed wood framing in a pier-and-beam crawl space is more prone to rot and decay, adding beam and joist work on top of the piering itself.
Does the price include fixing my crawl space?
Not necessarily. Fixr prices crawl space foundation repair as its own $2,500 to $12,000 project, since it can include concrete block wall damage in addition to the pier and beam supports themselves. Ask your contractor whether your quote covers the crawl space walls or just the piers and framing.
What causes pier-and-beam foundations to need repair?
HomeAdvisor and Bob Vila both point to wood decay and settling caused by shifting soil or moisture as the most common culprits. Fixing the framing usually means replacing wooden beams with steel or adding more piers for support, sometimes alongside drainage work costing $2,800 to $6,500 (Bob Vila) to address the moisture that caused the decay.
Is pier-and-beam foundation repair cheaper than leveling a slab foundation?
It depends on the extent of the damage rather than the foundation type alone. Bob Vila notes crawl space and pier-and-beam foundation repair typically costs less than slab work simply because the space underneath is easier for crews to access — but a job with extensive wood rot can still run well past what a comparable slab repair would cost.

Sources

Figures synthesized and cross-checked across these sources (retrieved 2026-07-28):

  • HomeAdvisor — Underpinning/piering support costs $1,000 to $3,000 per pier. Pier and beam issues are most often due to wood decay and settling, which signals shifting soil or moisture issues; remedies include replacing beams with steel or adding more piers to the underpinning system.
  • Fixr — Pier and beam foundation repair costs range from $2,000 to $15,000. Pier and beam foundations are easy to access for repairs, but underpinning for the supportive piers can drive prices up. Crawl space foundation repair costs $2,500 to $12,000, since crawl spaces involve additional concrete block walls that can sustain damage in addition to slab or pier supports. Foundation tiebacks (helical piers) cost $1,500 to $2,000 each, and a typical project requiring several tiebacks runs $5,000 to $15,000. Piers/underpinning cost $1,000 to $3,000 each.
  • Bob Vila — Pier and beam foundation repair costs range from $700 to $25,000 overall. The most common issues with this type of foundation are settling and wood decay caused by shifting soil and moisture; wooden beams are usually replaced with steel, and sometimes extra piers are added for additional support. Individual pier costs run $700 to $2,100 depending on the type, or $1,000 to $3,000 per pier for piering/underpinning generally. Crawl space foundation repair typically costs less because the area is easily accessible. Labor averages $200 per hour; permits cost $75 to $150; drainage system installation costs $2,800 to $6,500.
  • This Old House — Piering/underpinning costs $1,000 to $3,000 per pier. Foundation sealing and waterproofing costs $2,300 to $7,300. Overall foundation repair costs range from $2,224 to $8,134 nationally, averaging $5,179. Tim Tracy, regional manager at Groundworks, says the cost of repairs averages about the same for all foundation types, 'except for pier and beam and stone foundations.'
  • Bob Vila — Floor joist repair costs $1,000 to $5,000, with full joist replacement running as much as $2,000 per joist. Sistering (reinforcing an existing joist) costs $100 to $300 in materials per joist. Sill plate repair averages $95 to $100 per linear foot. Replacing a shim costs about $100 per column; replacing a center beam runs $240 to $260 per foot. Installing a support column (steel jack) costs $500 to $550 per jack. Band board/rim joist sistering runs $38 to $42 per foot. Labor costs $25 to $100 per hour or $15 to $50 per square foot.
  • HomeAdvisor — Floor joist replacement costs between $4,000 and $12,000, with most homeowners spending around $6,000; minor fixes can run as low as $1,000, and replacing every joist in a 300-square-foot room can push costs up to $20,000. Minor joist repairs/sistering cost $100 to $300 per joist, while full replacements run $1,000 to $2,000 per joist. Labor costs $65 to $100 per hour.

This guide is scoped narrowly to pier-and-beam foundation work — rotted beam/joist replacement, pier resetting and adding piers, shimming, and crawl space access — as distinct from the site's house-leveling-cost guide (piering/underpinning across all foundation types for a full house-leveling job) and foundation-crack-repair-cost guide (crack sealing/injection). Two sources price 'pier and beam foundation repair' as a dedicated whole-project figure and disagree on scope: Fixr gives a tighter $2,000-$15,000, while Bob Vila gives a much wider $700-$25,000 covering everything from a single pier reset to an extensive multi-beam replacement. range_low_usd/range_high_usd ($700-$25,000) are anchored to Bob Vila's full spread to capture that realistic range; project_low_usd/project_high_usd ($2,000-$15,000) are anchored to Fixr's tighter typical-project figure. Neither source publishes one single 'average' for this specific project type, so national_average_usd ($8,500) is a synthesized midpoint of Fixr's typical range rather than a verbatim figure. This Old House doesn't give a dedicated pier-and-beam total, but a Groundworks regional manager quoted on that site notes repair costs run about the same across foundation types 'except for pier and beam and stone foundations' — supporting evidence that this service type prices differently from a generic foundation-repair estimate. The $1,000-$3,000 per-pier figure is the one number that's consistent across HomeAdvisor, Fixr, and Bob Vila, making it the most reliable line item for comparing quotes. Shim, steel-jack, center-beam, and joist figures come from Bob Vila's companion sagging-floor-repair-cost article and HomeAdvisor's floor-joist-repair page, cited here because they price the specific beam/joist/shim work pier-and-beam crawl-space repairs involve, rather than whole-house piering. Fixr's $2,500-$12,000 crawl space foundation repair figure is a related but broader scope (it includes crawl space block walls and slab/pier supports collectively) and is included as a by_type row for readers whose whole crawl space, not just the pier-and-beam framing, needs work. Figures generally price the structural repair itself; they exclude drywall/flooring cosmetic work, full foundation replacement, and encapsulation/vapor-barrier work, which sources and this site's separate crawl-space-encapsulation-cost guide price independently.