You walk across your living room and notice the floor feels slightly uneven. Your bedroom door that used to swing closed smoothly now drags across the floor. You’re worried these might be signs of foundation problems, and you’re bracing yourself for a massive repair bill that could cost $10,000, $15,000, or more.
Here’s some good news: if you own a pier and beam foundation home in the Dallas-Fort Worth area, there’s a repair method that can solve many common foundation issues for a fraction of what you might expect to pay. It’s called reshimming, and it could save you thousands of dollars while restoring your home’s level, functional floors.
Before you assume foundation repair will drain your savings, let’s explore what reshimming is, how it works, what it costs, and when this affordable repair method is the right solution for your home.
Understanding Pier and Beam Foundations
To appreciate why reshimming works, you need to understand how pier and beam foundations are built and how they support your home.
Unlike slab foundations that pour a single concrete pad on the ground, pier and beam foundations lift your house off the ground using a support system made of several components. Concrete piers extend down into the soil at regular intervals, reaching stable ground below. Wooden beams span horizontally between these piers, and floor joists rest on top of the beams. Your home’s flooring sits on these joists, creating the floor you walk on every day.
This elevated design creates a crawl space underneath your home, typically 18 to 24 inches high. That space provides access to plumbing, electrical, and HVAC systems, making repairs and upgrades much easier than with slab foundations where everything is buried under concrete.
The advantage of pier and beam construction is flexibility. If one section settles or shifts, that area can be adjusted without affecting the entire foundation. This is where reshimming comes into play.
What Is Reshimming?
Reshimming is a foundation leveling technique that uses small pieces of material called shims to adjust the height and levelness of the beams that support your floor joists. Think of shims as precisely sized spacers that fill gaps and create stable, level support.
Here’s how the process works. Over time, wooden beams in pier and beam foundations can settle slightly, develop minor sags, or shift due to changes in moisture or the wood’s natural aging. These small movements create uneven floors above. You might notice slight slopes, springy spots, or doors that don’t hang properly anymore.
A foundation repair professional accesses your crawl space and inspects the beam and pier system. They identify areas where beams have settled away from the piers or where gaps have developed. Using shims, typically made from treated wood or composite materials, they carefully fill these gaps and bring the beams back to level.
The shims are inserted between the top of the pier and the bottom of the beam, or between stacked beams if your foundation uses that configuration. Multiple shims of different thicknesses can be stacked to achieve the exact height adjustment needed. Once positioned correctly, the shims provide solid support that holds the beam at the proper level.
This process restores level support to the floor joists above, which in turn levels your floors. Doors that were sticking start working properly again. Sloped floors become level. The springy feeling disappears as proper support is reestablished.
Reshimming addresses the symptom (uneven floors) by correcting the immediate cause (gaps between beams and piers), but it only works when there’s no underlying structural damage. If the piers themselves have settled into weak soil, if beams are rotted or damaged, or if the foundation has other structural problems, reshimming alone won’t solve the issue.
What Does Reshimming Cost?
One of reshimming’s biggest advantages is affordability compared to other foundation repair methods. At Maestros Foundation Repair, reshimming costs approximately $3.50 per square foot of foundation area.
Let’s break down what this means with some real-world examples. If you own a single-story, 1,500 square foot home with a 1,500 square foot foundation footprint, reshimming the entire foundation would cost around $5,250. A two-story, 2,000 square foot home typically has about a 1,000 square foot foundation footprint, so complete reshimming would run approximately $3,500.
These costs are significantly lower than many alternative foundation repair methods. Installing concrete or steel piers to stabilize a settled foundation can easily cost $8,000 to $15,000 or more, depending on how many piers are needed and how deep they must go. If your foundation issues can be addressed with reshimming, you’re looking at a fraction of that expense.
It’s worth noting that you might not need to reshim your entire foundation. Sometimes issues are localized to one section of the house. In these cases, the repair focuses on just the affected area, reducing costs further. Your foundation contractor will assess your specific situation and provide pricing based on the actual work required.
Maestros Foundation Repair includes a one-year warranty with all reshimming work. This warranty covers the work performed, giving you confidence that if issues develop during that period related to the reshimming, they’ll be addressed at no additional cost.
When Is Reshimming the Right Solution?
Reshimming works brilliantly in the right situations, but it’s not a universal solution for all foundation problems. Understanding when reshimming is appropriate versus when more extensive repairs are needed helps you make informed decisions about your foundation.
Ideal Situations for Reshimming
Reshimming is the perfect solution when you’re experiencing minor foundation issues that stem from beam settlement or slight shifting rather than major structural failure. Common scenarios where reshimming works well include:
Minor floor unevenness where certain areas feel slightly lower or have developed gentle slopes. If you place a marble on the floor and it rolls slowly toward one side, or if you notice a subtle dip when walking across a room, reshimming often fixes this completely.
Sticking doors and windows that used to operate smoothly but now require extra force to open or close. When beams settle slightly, the structure above shifts just enough to throw doors and windows out of alignment. Releveling the beams typically resolves these issues.
Small gaps appearing between floor and baseboards, or between walls and ceilings in isolated areas. These cosmetic issues often indicate minor settling that reshimming can correct.
Springy or bouncy floors in specific areas. When beams settle away from pier support, the unsupported span flexes more under weight, creating that bouncy feeling. Proper shimming restores solid support and eliminates the problem.
The key characteristic of problems suitable for reshimming is that they’re relatively minor, localized, and result from settlement or shifting rather than structural damage or failure.
When Reshimming Isn’t Enough
Several situations require more extensive repairs than reshimming can provide. Understanding these limitations is important for realistic expectations.
Damaged foundation infrastructure disqualifies reshimming as a standalone solution. If your crawl space inspection reveals rotted or deteriorated wooden beams, those beams need replacement before reshimming makes sense. Wood rot from prolonged moisture exposure, termite damage, or other pest activity compromises the structural integrity of beams. Shimming rotted beams doesn’t fix the underlying problem and won’t provide lasting support.
Settled or failed piers require different repairs. Reshimming adjusts the space between piers and beams, but if the piers themselves have sunk into weak soil or tilted, shimming won’t address that fundamental issue. In these cases, pier repair or replacement is necessary first. Once piers are stabilized, reshimming might then be appropriate to fine-tune levelness.
Major foundation movement that’s created wide cracks in foundation elements, severe floor slopes, or obvious structural distress indicates problems beyond what reshimming can fix. These situations typically require comprehensive pier and beam foundation repair including pier installation or replacement, beam reinforcement or replacement, and structural corrections.
Active moisture problems in the crawl space must be resolved before reshimming. Standing water, excessive humidity, or ongoing moisture intrusion will cause new wood rot and foundation deterioration. Shimming a foundation while moisture problems persist just delays inevitable problems. The moisture issue needs addressing first through drainage improvements, vapor barriers, or other solutions.
Slab foundations can’t be reshimmed because they don’t have the beam and pier structure that reshimming addresses. If you have a slab foundation, other repair methods like pier installation or polyurethane foam injection are appropriate solutions.
How Professionals Determine if Reshimming Will Work
When you call a foundation contractor about uneven floors or other issues, they’ll conduct a thorough inspection to determine whether reshimming is viable for your situation. This inspection typically involves several steps.
The contractor accesses your crawl space and examines the entire foundation infrastructure. They’re looking at the condition of piers, checking for settling or movement. They inspect beams for rot, damage, or excessive wear. They measure gaps between piers and beams to understand how much settlement has occurred. They check floor joists for damage or deflection.
They also assess moisture conditions in the crawl space. Is there evidence of standing water, past flooding, or high humidity? Are there moisture stains on wooden components? Proper ventilation matters for long-term foundation health.
Based on this inspection, the contractor determines whether your foundation issues can be addressed with reshimming alone, whether additional repairs are needed first, or whether reshimming isn’t appropriate for your situation at all.
At Maestros Foundation Repair, we provide honest assessments. If reshimming will solve your problem, we’ll recommend it because it saves you money. If your foundation needs more extensive work, we’ll explain exactly why and what repairs are necessary. Our goal is fixing your foundation properly, not selling you unnecessary services or underselling repairs you actually need.
The Reshimming Process: What to Expect
Understanding what happens during reshimming helps you prepare for the process and know what to expect.
Initial Inspection and Assessment
The process begins with a comprehensive foundation inspection. A foundation professional examines your crawl space, documenting the condition of all structural components. They take measurements to map out where settling has occurred and how much adjustment is needed.
They’ll identify problem areas and explain what they found. Good contractors provide photos from the crawl space inspection so you can see the issues yourself, even if you can’t comfortably access that space.
Based on the inspection findings, you’ll receive a detailed proposal outlining the work needed, the cost, and the expected results. This gives you the information needed to make an informed decision about proceeding.
The Reshimming Work
Once you approve the work, scheduling happens. Reshimming typically takes one to two days depending on your home’s size and the extent of work needed.
The crew accesses your crawl space and begins the shimming process. They work methodically, addressing each area that needs adjustment. Shims are carefully selected and positioned to achieve proper support and levelness. The crew checks their work as they go, ensuring beams are level and properly supported.
Because the work happens in the crawl space, interior disruption is minimal. You can typically stay in your home during the work. There’s no major construction noise or mess inside your living areas.
After the Work Is Complete
Once reshimming is finished, you should notice immediate improvement in floor levelness and door operation. Doors that were sticking should open and close smoothly. Floors that felt sloped should feel level. The bouncy feeling in problem areas should be gone.
The contractor will review the work with you and answer any questions. They’ll provide documentation of the work completed and information about your warranty coverage.
Some minor cosmetic touch-ups might be needed inside. If floors settled enough that baseboards pulled away from the wall, you might need to reattach them. Doors that were planed to fit when floors were uneven might need adjustment to fit properly now that floors are level. These are minor finishing touches rather than major work.
Comparing Reshimming to Other Repair Methods
Understanding how reshimming compares to alternative foundation repair methods helps you appreciate its value and know when it’s the best choice.
Reshimming vs. Pier Installation
Pier installation is a common foundation repair method for both slab and pier and beam foundations. It involves driving or placing concrete or steel piers deep into the ground until they reach stable soil or bedrock. The foundation is then lifted and supported by these piers.
Pier installation is necessary when the foundation has settled due to soil failure or when piers have sunk into weak soil. It’s a permanent solution that bypasses problematic surface soil entirely.
However, pier installation costs significantly more than reshimming. While reshimming might cost $3,000 to $6,000 for a typical home, pier installation often runs $8,000 to $15,000 or more depending on how many piers are needed and site conditions.
If your foundation needs piers, reshimming alone won’t solve the problem. But if your issue is simply beams that have settled slightly away from otherwise stable piers, reshimming is the appropriate and much more affordable solution.
Long-Term Foundation Health After Reshimming
Reshimming fixes the immediate problem of uneven floors, but maintaining your pier and beam foundation properly ensures the repairs last and prevents future issues.
Crawl Space Maintenance
Your crawl space environment significantly affects foundation longevity. Moisture is the enemy of wooden foundation components. Keeping your crawl space dry and properly ventilated prevents the wood rot that damages beams and creates the need for extensive repairs.
Ensure your crawl space has adequate ventilation. Vents around the perimeter should remain open during most of the year to allow air circulation. Some debate exists about whether vents should be closed in winter, but generally, air flow is beneficial.
Consider installing a vapor barrier if you don’t have one. This plastic sheeting laid over the crawl space floor prevents moisture from the soil from entering the crawl space environment. Vapor barriers dramatically reduce humidity levels and protect wooden components.
If your property has drainage issues that allow water to enter the crawl space during heavy rain, address those problems. Improving exterior drainage, installing gutters and downspouts, or adding French drains might be necessary to keep the crawl space dry.
Regular Inspections
Periodic crawl space inspections catch developing problems before they become major issues. Consider inspecting your crawl space annually or hiring a professional to do so.
Look for signs of moisture: standing water, wet soil, moisture stains on wooden components, or high humidity. Check wooden beams and joists for signs of rot, which appears as soft, darkened, or crumbly wood. Look for insect damage, particularly termite tubes or activity. Verify that piers remain stable and haven’t shifted.
Early detection of problems means addressing them while repairs are still simple and affordable. The alternative is discovering major damage only after it’s caused obvious interior problems.
Addressing Problems Promptly
If you notice new foundation symptoms after reshimming, don’t ignore them hoping they’ll stabilize. Sticking doors, new floor unevenness, or other issues might indicate that additional settling has occurred or that other foundation problems are developing.
Contact Maestros Foundation Repair for an evaluation if new symptoms appear. Your one-year warranty covers issues related to the reshimming work, so problems that develop during the warranty period will be addressed.
Even after the warranty expires, early intervention for foundation problems saves money. Minor issues caught early remain minor and inexpensive to fix. Issues ignored for years become major problems requiring extensive repairs.
Preventative Maintenance Services
Beyond just maintaining your crawl space, consider broader preventative maintenance services that protect your entire foundation system.
Proper drainage around your property prevents water from saturating the soil around and under your foundation. Gutters and downspouts that direct water away from the house reduce foundation stress. Maintaining consistent soil moisture during droughts prevents the extreme soil shrinkage that can destabilize piers.
These preventative measures cost far less than foundation repairs and help ensure that reshimming or any other foundation work you’ve had done lasts for many years.
Common Questions About Reshimming
Homeowners considering reshimming often have similar questions. Here are answers to the most common concerns.
How long does reshimming last?
When done correctly on a foundation with no underlying structural damage, reshimming can last for many years or even decades. The longevity depends on maintaining proper crawl space conditions and preventing moisture damage to wooden components.
If the causes of the original settling (like moisture problems or poor drainage) aren’t addressed, the foundation might settle again, requiring additional work. However, with proper maintenance, reshimming provides long-term solutions.
Will I need to move out during reshimming?
No. Reshimming work happens in the crawl space and doesn’t require you to vacate your home. You can continue living normally during the repair process. There might be some noise as the crew works underneath, but it’s not disruptive to daily life.
Does reshimming fix cracks in my walls?
Reshimming fixes the foundation cause of wall cracks by releveling the foundation, but it doesn’t repair the cosmetic damage already done. After reshimming, you’ll need to patch and repaint cracks in drywall. The good news is that once the foundation is level and stable, those cracks shouldn’t return.
Can I reshim my own foundation?
While it’s technically possible for someone with construction experience to attempt reshimming, we don’t recommend it. Proper shimming requires understanding foundation mechanics, knowing how much adjustment is appropriate, and having the experience to identify whether other repairs are needed.
Incorrect shimming can actually make problems worse. Over-shimming can create new stress points. Under-shimming won’t solve the problem. Missing underlying issues like rotted beams means the repair won’t last.
Professional reshimming includes proper assessment, correct materials, appropriate techniques, and warranty coverage. The cost savings of DIY aren’t worth the risks of improper repairs.
How do I know if I need reshimming or more extensive repairs?
The only way to know for certain is professional inspection. Foundation issues that look similar from inside the house can have very different causes underneath. Some require reshimming, others need pier work, beam replacement, or other solutions.
Schedule a foundation inspection with a qualified contractor. At Maestros Foundation Repair, we provide free evaluations. We’ll inspect your crawl space, assess your foundation’s condition, and recommend the appropriate repairs for your specific situation. If reshimming will work, we’ll tell you. If you need more extensive work, we’ll explain exactly why and what’s required.
When to Call for Help
If you’re experiencing any symptoms that might indicate foundation problems, don’t wait to see if they get worse. Early evaluation and intervention keep repairs simple and affordable.
Signs that warrant a foundation inspection include doors that stick or won’t close properly, windows that bind or won’t stay open, visible gaps between walls and ceilings or walls and floors, sloping or uneven floors, cracks in interior walls, or a springy or bouncy feeling when walking on certain floor areas.
For pier and beam foundation homes in the Dallas-Fort Worth area, these symptoms often indicate issues that reshimming can address effectively and affordably. However, the only way to know for certain is professional evaluation.
Maestros Foundation Repair has served the Dallas-Fort Worth metroplex for over 30 years. We’ve repaired thousands of pier and beam foundations, and we understand when reshimming is the right solution versus when more extensive work is needed. We provide honest assessments and transparent pricing. If reshimming will fix your problem, we’ll recommend it because it saves you money. If you need different repairs, we’ll explain exactly why and what’s involved.
Contact us today for a free, no-obligation foundation evaluation. We’ll inspect your foundation, explain what we find in straightforward language, and provide a detailed repair plan with clear pricing. Whether reshimming or other repairs are needed, we’ll help you understand your options and make the best decision for your home and budget.
When To Do Reshimming?
Foundation problems sound expensive and overwhelming, but they don’t always have to be. For many pier and beam foundation homes experiencing minor settling issues, reshimming provides an effective, affordable solution that costs a fraction of what you might expect foundation repairs to run.
At approximately $3.50 per square foot, reshimming can address uneven floors, sticking doors, and other common foundation symptoms for $3,000 to $6,000 in most homes. Compare that to $10,000, $15,000, or more for pier installation and other extensive foundation repairs, and the value becomes clear.
The key is understanding when reshimming is appropriate versus when more extensive repairs are necessary. Professional inspection and honest assessment separate situations where reshimming works from those requiring different solutions.
If you own a pier and beam foundation home in the Dallas-Fort Worth area and you’re noticing foundation symptoms, reshimming might be the affordable answer you’re looking for. Don’t assume you’re facing massive repair bills without getting a professional evaluation first. The solution might be simpler and more affordable than you think.
Call Maestros Foundation Repair at 817-873-8183 or contact us online to schedule your free foundation inspection. We’ll give you straight answers about what your foundation needs and help you protect your home without breaking your budget.