Much of Gainesville sits on about five feet of sand over clay-rich soil, with limestone below that water slowly dissolves. Heavy summer storms soak the sand and wash it down into gaps in the rock. That is why the county sees sinkholes and settling under both old homes near downtown and newer slab homes on the west side.
What it costs
Typical published ranges for Gainesville. The contractor's written estimate is the price, and the inspection is free.
Some of the oldest homes in Gainesville stand near downtown and the University of Florida. The Duckpond area holds homes in styles from the 1880s through the 1950s, the city says. Pleasant Street, platted in 1859, has many wood frame homes from after the Civil War and the early 1900s.
Older wood homes like these often sit on piers with a crawl space underneath. They have lasted a long time. But wood, shims and piers wear out. After a century of Gainesville rain, many floors need help.
What goes wrong under the floor
Wood rot. Damp air and wet ground in a crawl space rot beams and joists over time.
Termites. They chew through sills and beams, often out of sight.
Crushed or loose shims. Thin wood wedges on top of the piers can crush or slip. The floor drops a little at each one.
Sinking piers. Brick or block piers sitting on soft sand can settle.
Water. USDA surveys show common local soils hold a water table a few feet down in wet months. A crawl space that stays damp rots faster.
Old repairs. Many old homes have additions built at other times. Cracks often show where old and new parts meet.
Signs your floor needs work
A floor that feels soft or bouncy when you walk across it.
A floor that slopes toward one wall or the middle of the room.
Doors that drag or swing on their own.
Gaps at the baseboard or under interior doors.
Cracks in plaster over doors and windows.
A musty smell or standing water in the crawl space.
How a local crew fixes it
Re-shimming
The crew goes under the house and swaps crushed or rotted shims for new ones. This is often the fastest and lowest-cost fix.
New supports
Where beams sag between piers, the crew adds new supports. Steel posts with screw tops are common because they can be adjusted later.
Beam and joist repair
Rotted or termite-eaten wood gets cut out and replaced. Sometimes a new beam is added alongside the old one, called sistering.
Pier repair
Piers that sank or cracked get rebuilt or replaced. If the ground below keeps sinking, deeper piers may be part of the plan. See foundation repair.
Keeping it dry
Gutters, grading and crawl space vents matter. Water kept out of the crawl space makes the repair last. See drainage correction.
Historic homes and rentals
The City of Gainesville has several historic districts, including the Northeast Residential district around the Duckpond and Pleasant Street. Outside changes in these districts may need review. Most crawl space work happens under the house, but ask before you start. Not sure if your home is in a district? The city's historic preservation office can tell you.
Many older homes near campus are rented to students. The city requires rental permits and inspections. A floor that sags or bounces is worth fixing before a tenant gets hurt.
What a crawl space inspection covers
A good crawl space inspection means someone goes under the house. Expect the crew to do these things.
Take floor level readings in every room.
Check each pier for cracks, tilt or sinking.
Check shims for crushing or rot.
Probe beams and joists for soft wood and termite damage.
Look for standing water, wet soil and a musty smell.
Check vents and the ground slope outside.
Give you a written plan with each new support marked.
Before you sell an older home
Buyers' inspectors often crawl under older homes. They look for rot, termite damage and sagging beams. A soft floor found late can stall a sale. Fixing it first, with a written warranty, gives the buyer one less worry. Keep the estimate, the permit and the warranty in one folder.
About these prices
The cost guides above show typical ranges, not a quote. A simple re-shim costs far less than new beams and piers. Rot, termite damage and a tight crawl space add labor. See the full cost guide for more.
Questions to ask about crawl space work
How many supports will you add or replace?
How much wood needs to be replaced, and is it in the price?
Did you see termite damage or standing water?
Can the new supports be adjusted later?
What does the warranty cover?
Frequently asked questions
What is a pier and beam house?
It is a house raised off the ground on short posts, called piers. Wood beams sit on the piers and hold up the floor. The open space under the floor is the crawl space.
Why does my old floor feel bouncy?
Wood under the floor can rot or get eaten by termites. Shims can crush or slip. Piers can sink. Any of these lets the floor sag or bounce.
Can a crew fix it without lifting the whole house?
Usually. Most jobs add or replace supports where the floor sags. They swap rotted wood and reset shims to bring the floor back to level.
Is my historic home harder to repair?
It can take more care. Homes in the city's historic districts may need extra review for outside changes. Ask the crew and check with the City of Gainesville before work that changes the outside.
I rent out an older house near campus. Does that change anything?
The City of Gainesville requires a rental permit and inspections for rental homes. A soft or sagging floor can become a safety issue for tenants. Fixing it early is often cheaper.
How long does crawl space leveling take?
Many jobs take one to three days. More rot or a tight crawl space can add time.
Book your free crawl space inspection
A soft spot in the floor gets bigger, not smaller. Call (352) 724-7728 or send the short form. A local crew will call you back, usually the same day, and give you a written price.