HomeGuide's national guide, published February 6, 2026, puts pier and beam foundation repair at $2,000 to $15,000 or more, steel piers at $1,000 to $1,600 per pier and shim-based leveling at $1,000 to $3,500. These are national figures, not Keller quotes. Here is what each repair covers, what moves the price and how to read a quote for a crawl space house.
The Short Answer
Shimming the floor framing sits at the low end of the range, replacing piers sits in the middle and a large rebuild sits at the top. HomeGuide says severity, home size and the cost of materials and labor decide where a job lands. Foundation Repair Keller TX prices each pier and beam job after crawling the space.
The National Ranges
| Repair | National range | Source |
|---|---|---|
| Pier and beam foundation repair, overall | $2,000 to $15,000 or more | HomeGuide, published February 6, 2026 |
| Steel pier, per pier | $1,000 to $1,600 | HomeGuide |
| Leveling with shims | $1,000 to $3,500 | HomeGuide |
| Leveling that requires underpinning | $10,000 to $20,000 | HomeGuide |
| Settling or sinking repair | $4,500 to $20,000 | HomeGuide |
| Foundation inspection | $400 to $750 | HomeGuide |
| Structural engineer's report | $500 to $3,000 | HomeGuide |
What Each Repair Covers
Shimming. The Texas Section of the American Society of Civil Engineers states that floor framing may be adjusted by adding shims atop pier caps, and that hardwood or steel shims may fill the gaps. It is the lightest repair, and it fits a floor that dropped over a pier that is otherwise sound.
Replacing piers. HomeGuide's guide notes that wood piers are prone to rot and are often swapped for steel piers. A failed pier is replaced or rebuilt, and the beam above it is reset.
Moisture control. The ASCE guidelines list under-floor moisture control measures that include crawl space cross ventilation and under-floor drainage. A wet crawl space moves piers, so the repair plan covers the water.
Repairs to the finishes. Once the floor is level and stable, drywall, trim and brick cracks are repaired. Pier and beam foundation repair
What Moves the Price
HomeGuide lists severity, foundation type, repair method, accessibility, home size, home age, soil quality, permits, and required tests and reports. For a crawl space house, these decide the total:
- How many piers sank or failed. Each steel pier adds $1,000 to $1,600 in HomeGuide's guide.
- How far the floor dropped. A shim takes up a small gap, and a large drop takes new piers.
- Access under the house. A low crawl space slows the work.
- Water. A moisture or drainage fix adds to the job.
- Rot. Damaged beams or floor framing add repair.
Keller Conditions
The Dallas/Fort Worth weather station records about 37 inches of precipitation a year, and a crawl space that holds that water keeps soil and piers wet. The USDA soil survey for Tarrant County maps mostly fine sandy loams around Keller, with clay soils in patches, so the soil under a crawl space house differs from lot to lot. Census Bureau figures show about 10% of Keller's occupied homes were built before 1980. Why Keller soil moves foundations
Frequently Asked Questions
How much does pier and beam foundation repair cost?
HomeGuide's 2026 national guide puts it at $2,000 to $15,000 or more, depending on the severity of the damage, the home size and the cost of materials and labor. Steel piers run $1,000 to $1,600 each and shim leveling $1,000 to $3,500. Those are national averages, not Keller quotes. An inspection gives the real number.
Is pier and beam repair cheaper than slab repair?
The guides price them by method, not by foundation type alone. HomeGuide lists pier and beam at $2,000 to $15,000 or more, and lists slab jacking at $4,500 to $9,000 and settling or sinking repair at $4,500 to $20,000. The cost follows the damage on the house. Slab foundation repair
How much does it cost to replace one pier?
HomeGuide puts steel piers at $1,000 to $1,600 per pier. The page does not say how the number of piers changes the total. A written quote shows the price per pier and the total.
Do wood piers need replacing?
Wood piers are prone to rot, according to HomeGuide, and are often swapped for steel piers. A sound pier can stay and be shimmed. We crawl the space, check each pier and name the ones to replace in the written plan.
Do I need an engineer's report for a pier and beam repair?
A report is an independent measurement and plan. The same guide prices a structural engineer's report at $500 to $3,000. For a shim job, an inspection can be enough, and for a large rebuild or a dispute, a report helps. Foundation engineer's reports in Keller
