Overview
Piers are structural elements that transfer a foundation's load past weak or shifting soil to deeper, more stable soil or bedrock. They are one of the most common methods for stabilizing a settling foundation and, in some cases, lifting it back toward its original position.
Several types are used in residential repair. Steel push piers are driven into the ground using the weight of the house as resistance. Helical piers are screwed into the ground with a hydraulic motor. Concrete piers and drilled piers are used in some situations as well. Each has strengths depending on the soil, the structure and access.
A pier plan usually covers the number of piers, their spacing, the depth or capacity targets, and whether the foundation will be lifted. Engineer involvement is common, especially for larger repairs.
The usual process
- Evaluating the foundation, soils and structure.
- Choosing a pier type and spacing for the conditions.
- Excavating at pier locations along the foundation.
- Attaching brackets and transferring the load, with lifting where appropriate.
- Backfilling and restoring the work areas.
Key considerations
- Pier depth depends on soil conditions and may vary from pier to pier.
- Warranty terms vary widely. Read them carefully.
- Partial piering can create differential movement between supported and unsupported sections.
- Excavation can affect landscaping, walkways and utilities. Utility locates are usually required.
- Lifting is not always possible or advisable. Ask what is realistic.
Local notes for Colorado's Front Range
Parts of Colorado's Front Range are known for expansive clay soils and claystone bedrock that swell when wet and shrink as they dry. That movement can affect foundations, basement slabs, driveways and sidewalks, and it is one reason many local homes are built with deep foundations or floating basement slabs.
Front Range weather brings freeze-thaw cycles, spring snowmelt and summer storms. Keeping water away from the foundation with working gutters, extended downspouts, grading that slopes away from the house and careful irrigation near the foundation is a common first step before or alongside any repair.
We take inquiries from Fort Collins, Boulder, Denver, Colorado Springs, Pueblo.
What to have ready
- Note where gutters and downspouts discharge and whether irrigation runs near the house.
- Note the age of the home and whether it has a basement, crawl space or slab.
- Mention any doors or windows that stick, no longer latch or show new gaps.
- Take photos of cracks, gaps, sloping floors or sunken slabs, with a tape measure or coin in frame for scale.
- Mention any previous foundation, drainage or concrete work, and whether a warranty came with it.
Red flags to watch for
- No written proposal describing the scope, materials and number of piers or supports.
- Large up-front payments demanded before any work begins.
- Pressure to sign the same day, or claims that a discount disappears if you wait.
- Recommending major structural repairs without looking at drainage and grading.
- Refusal to let you get a second opinion or an engineer's review.
How to vet a provider
- Is the warranty transferable?
- Which type of pier do you recommend for my house, and why?
- How many piers and what spacing?
- How will you know each pier has reached adequate depth or capacity?
- How will my landscaping and walkways be affected?
People also ask
- How deep do foundation piers go?
- It depends on the soil. Piers are installed until they reach suitable soil, bedrock or a target capacity.
- Do piers lift the house?
- They can, in some cases. Lifting depends on the structure and the repair plan.
- Can piers be installed inside the house?
- Yes, in some cases piers are installed from inside, such as through a basement floor.
Related topics
- Basement Waterproofing: Interior and exterior basement waterproofing approaches, what each addresses, and questions to ask before hiring.
- Bowing Basement Walls: Why basement walls bow or lean, the warning signs, and the bracing and anchoring options homeowners often hear about.
- Foundation Settlement: What causes foundation settlement, common warning signs, and how repair options are typically evaluated.
Tell us a little about what you need, and we'll get back to you about foundation pier systems.