Sagging floor and crawl space support
Floors that dip toward the middle of a room, bounce when you walk, or slope toward a doorway usually point to the framing and supports underneath.
Sagging floor repair levels and stiffens floors by adding or replacing support posts, beams and footings under them, usually from a crawl space or basement. It's for Lawrence-area homeowners with floors that sag, bounce or slope, especially in older houses with crawl spaces, partial basements or later additions. We connect you with a foundation contractor who looks at both the framing and what it's sitting on.
What are the signs?
- Floors that dip toward the center of the house
- A spongy or bouncy feel in one area
- Cracks in plaster or drywall above interior doors
- Interior doors that swing or won't stay closed
- Old wood posts, stacked blocks or jacks in the crawl space
- Moisture, rot or insect damage on joists and sill plates
Why do floors sag in older Lawrence houses?
Many older houses were framed with joists spanning farther than modern practice would allow, with a center beam on a few wood posts or stacked stone. Over a century, posts rot or sink, footings under them settle into clay, and joists sag. Damp crawl spaces speed all of it up, and with nearly 40 inches of precipitation a year, plenty of Lawrence crawl spaces stay damp. Kitchens and baths added later sometimes sit on their own crawl space with lighter framing and shallower supports.
How is it fixed?
- Measure and inspect. Floor readings and a look at joists, beams, posts and moisture.
- Add footings. Proper concrete pads under new support points, so the new posts don't sink like the old ones.
- Install steel posts and beams. Adjustable steel posts and, where spans are too long, a new beam to shorten them.
- Raise gradually. Floors are brought up slowly to avoid cracking plaster and finishes.
- Repair framing and moisture. Sistered joists, replaced sill plates and crawl space moisture control.
Is a permit needed in Lawrence?
The city's foundation repair guidelines list steel posts and I-beams among the work that needs a building permit, with possible inspections of footings, framing and the final job. A homeowner who lives in a single-family house and does the work personally can apply for their own permit; otherwise the contractor pulls it.
What affects the cost?
Crawl space height and access, the number of posts and footings, whether new beams or joist repairs are needed, rot or moisture work, and permit requirements. We don't quote prices; the contractor sets them after inspecting.
Where we connect you with help
Common questions
Can a sagging floor be raised all the way?
Often close to level, but older floors are raised slowly and sometimes only partway to avoid cracking plaster, tile and trim that have settled with the floor.
Are screw jacks in my crawl space a permanent fix?
Temporary jacks and stacked blocks are often not on proper footings and can sink. Permanent support generally means steel posts on concrete footings sized for the load.
Do I need a permit to add steel posts in Lawrence?
Yes. Lawrence lists steel posts and I-beams among foundation repairs that require a building permit.
Related services
- Bowing basement wall repair
- Limestone and brick foundation repair
- Foundation piers and underpinning
- Basement crack repair and drainage
More background: Douglas County foundation repair guide.
Wall bowing in, mortar crumbling, or floors starting to sag?
Call and a foundation contractor who works in Douglas County will take a look and explain your options.