I ran across this old thread discussing Pier & Beam vs. slab foundations, and was wondering if you purchased a P&B home, is the foundation covered as part of the inspection or would you need to bring in an inspector specific for the foundation? What other items should a buyer be aware of/look out for inside and out when evaluating the purchase of a P&B home?

Quote:

---

if you purchased a P&B home, is the foundation covered as part of the inspection

---

Should be. Make sure the inspector doing the job is familiar with the foundation type. (They should be)

As with any part of the home, if there's signs of issues you might want to consult a pier and beam repair company.

In general, check for moisture under the home, drainage needs to be away from the house, the skirting is intact or can be repaired easily, and termite issues.

The house need not be perfectly level either, some settling over the years can be considered normal.

Inspection of the crawlspace and the p&b structure should be part of the scope. There are a few safety or logistical reasons why we would not enter the crawlspace - excessive moisture or standing water, cannot find the entrance, entrance is too small, clearance between soil and framing is to tight. Would still render an opinion on apparent performance though, but not being able to crawl would eliminate inspection of they actual conditions of the structure, among other things.

P&B will not be perfectly level. I say it has personality. It will also require periodic shimming to level things, but it is a relatively easy and inexpensive thing to do.

Expect the fee to be higher since inspecting the crawlspace adds time and is not much fun.

Anyone have a recommendation for someone in Houston that can handle (cost effectively) periodic checks and shimming if needed?

it's been a while, but this is who we used in the Heights to shim our P&B house; very good

John Pfister
Pfister Leveling
pfisterlevel@att.net
(281) 480-6684

Agree with above in that they need to get in under the house and look. I've had instances where they didn't' want to get the overalls on and get dirty going under and took some talking to to get them moving.

Really not needed at all. You probably won'the notice any change unless it's dramatic.

Would definitely inspect the piers, beams and under the house. We have done over 500 tear down and rebuilds and several rehabs (and lift / shift) pier and beam structures. Other than making sure the piers and beams are in sound order, you do want to make sure there is no standing water or obvious leaks under the house. Getting any critters out and keeping them out is also an important item.

We have had houses where the space underneath was sunken several feet, and the temp fix was they just kept adding brick and concrete blocks to the piers.

Almost bought a 1923 P&B home. Home inspector crawled under & strongly advised we have a foundation company inspect. Several floor joists were sitting on the dirt, piers sunk into the ground etc. Had a reputable foundation company inspect. When the inspector came up to us to discuss he tried to get a few words out then said "don't buy this house." Then went on to tell us that he could "fix" this foundation but it would be in bad shape very quickly again. Home even had a sump pump under it & everything.

The 1950 P&B home we ended up buying the same company recommended adding a beam but other than that the foundation was performing as intended. The seller's foundation inspection revealed that foundation was performing as intended & you could add a beam if you want but it was not necessary.

dmorley03 said:

---

it's been a while, but this is who we used in the Heights to shim our P&B house; very good

John Pfister
Pfister Leveling
pfisterlevel@att.net
(281) 480-6684

---

Back when we were in Houston I used John and had good experience with him too