Carrollton Foundation Experts connects owners of raised houses who need pier and beam foundation repair in Carrollton, TX with an independent local foundation company that works in crawl spaces.
Carrollton was a farming community and railroad shipping point long before it became a suburb. The railroad came through Trinity Mills in 1878, the town was incorporated in 1913, and some of its older homes, particularly those built before the suburban boom, sit on piers and beams over a crawl space.
What Goes Wrong Under a Raised House
- Piers settle or lean in the clay, especially older piers on shallow pads.
- Shims crush or slip, letting beams drop.
- Framing rots where the crawl space stays damp.
- Beams sag where piers are spaced too far apart.
- Old repairs loosen after years of seasonal soil movement.
Signs Inside the House
- Floors that slope, dip or feel soft
- Doors that stick or swing open by themselves
- Gaps opening under baseboards
- Cracks in plaster or drywall that return after patching
- A musty smell when the HVAC runs
How Pier and Beam Repair Is Done
- The crew inspects the whole crawl space and measures floor elevations.
- Crushed or rotted shims are replaced with steel or composite shims.
- Failed piers are reset or replaced, and piers are added where beams span too far.
- Damaged sills, beams and joists are sistered or replaced.
- Moisture is addressed with grading, drainage, ventilation or a vapor barrier.
See crawl space repair for more on moisture and framing.
Permit and Paperwork
The City of Carrollton states that all foundation repairs require a permit regardless of valuation. Make sure your contractor pulls it, and keep the permit with the readings and warranty.
Expect Occasional Adjustments
Even after a good repair, the clay keeps moving with the seasons. Many raised houses need shims adjusted every few years. Ask whether adjustments are covered by the written warranty and what they cost if not.
Inspecting an Older Raised House
When the inspector goes under an older Carrollton house, they are looking at every layer of past work: original piers, piers added later, wood shims, steel shims, sistered joists and patched sills. Old work is not automatically bad, but it tells a story about how the house has moved. Ask for photos from under the house so you can see what they see, and ask which past repairs are still doing their job.
Carrollton requires an engineer's design for foundation repair, including work under raised houses.
Common questions
How do I know if my Carrollton house is pier and beam?
Look for foundation vents or an access door along the base of the exterior walls, and a floor raised above grade. Slab houses sit on concrete at ground level.
Is pier and beam repair expensive?
It ranges widely. Re-shimming costs far less than replacing piers or rotted framing. A crawl space inspection gives you a real number.
Do raised houses need a permit for foundation work in Carrollton?
The city states that all foundation repairs require a permit. Confirm with the contractor and the city for your job.
What kind of shims are best?
Many contractors use steel or composite shims instead of wood, which can crush or rot. Ask what will be used.
Can insulation be added at the same time?
Often. Ask the company whether they do it or coordinate with someone who does.
Can I see what the inspector finds under my house?
Ask for photos. Most inspectors are happy to show you the condition of piers, shims and framing.