Sagging floors. Rotted wood. Moisture damage. We fix what's failing under your home — for good.
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These problems start small. They don't stay small.
Your floors feel soft, bouncy, or slope toward the center of the room. That means something underneath has shifted, settled, or failed. The beams or columns holding your floor up aren't doing their job anymore. Crawl space repair starts by finding which support gave way, because a soft spot underfoot is a symptom and not the cause. Most crawl space problems show up upstairs long before anyone looks underneath.
You've cleaned everything. Changed the air filter. The smell keeps coming back. That's moisture and mold rising from the crawl space into your living area. Up to half the air in your home comes from below. Air fresheners and store-bought products only mask it, and the water underneath keeps feeding the smell. A dry crawl space smells like nothing at all, which is the point.
Wood that stays wet breaks down. Floor joists and sill plates that have been sitting in moisture lose their strength over time. If the wood is soft enough to push a screwdriver into, it's past the point of drying out. Structural repairs reinforce or replace what has already lost strength. Waiting turns a joist problem into a flooring problem, and the work gets bigger. A crawl space that dries out stops losing structure.
Horizontal cracks or inward bowing in your crawl space walls means soil pressure is pushing against the foundation. It doesn't correct itself. It gets worse every season. Crawl space repair here means resisting the soil load rather than patching the crack. The methods differ depending on how far things have already moved.
Crawl space repair fixes the structural and moisture problems that are weakening your home from underneath. When floors sag, wood rots, or walls crack below the house — that damage doesn't stay in the crawl space. It works its way up into every room above it. Crawl space repair is structural work first and water work second. Once the crawl space is stable and dry, the home above it stops moving and the problems stop spreading. Crawl space work and foundation repair overlap, because the same soil pressure that moves a foundation moves what sits above it.
The fix depends on what's actually wrong. Not every crawl space needs the same work. That's why the inspection matters — it tells us exactly what's failing and what isn't. We look at the whole crawl space, not one corner of it. That is what tells us which solutions apply and which would be a waste of your money.
Rotted or cracked floor joists get reinforced by sistering new lumber alongside the damaged wood. If the main girder beam has dropped or split, we replace the failed section and support it properly. This is what stops sagging floors and restores the strength your subfloor needs to carry weight safely. Sistered joists carry the load the original lumber no longer can. This is the most common structural work we do in a crawl space. Most of the time a home needs this in one or two bays, not across the whole crawl space.
When the floor is uneven because original posts have settled or deteriorated, adjustable steel support jacks take their place. They sit on concrete pads and hold the beam at the correct height. They can be fine-tuned over time if needed — and they don't rot like wood posts. Steel piers and adjustable columns hold the level once it is set. Our inspections tell us how many the job takes before we quote the work. Columns like these sit on new footings so the crawl space holds the level.
Bowing or cracked crawl space walls get stabilized with carbon fiber reinforcement straps, steel bracing, or wall anchors depending on how far the wall has moved. The goal is to stop the movement permanently. If the wall has shifted less than two inches, carbon fiber straps lock it in place without excavation. More advanced movement may need anchors or bracing. How far things have already moved decides whether straps are enough or anchors are required. That is a professional judgement, not a catalog choice.
Once the structural problems are handled, moisture control keeps them from coming back. That's where crawl space encapsulation and proper drainage come in — sealing the space, managing water, and keeping humidity low so the wood stays healthy long-term. Vapor barriers and sump pumps handle what collects underneath so the structural repair lasts. Crawl space encapsulation goes further where the space stays wet year round. A crawlspace that stays dry protects the foundation and the basement alike.
Our Process
We go into your crawl space — not just peek through the door. We check moisture levels, test the wood, inspect every joist, beam, column, and wall. You get photos and a clear explanation of what we found. The full crawl space inspection is free, and it is how we schedule the right crew. We photograph everything so you see the same problems we did. We map the whole crawl space so the foundation and the framing get judged together.
Based on what's actually wrong, we build a plan that covers exactly what your crawl space needs. No guessing. No cookie-cutter packages. You get a written scope of work and an honest price before any work begins. The plan names the products and the price before anything starts, so nothing arrives as a surprise. Your crawl space plan lists the services included, nothing more.
We fix the structure first — joists, beams, columns, walls. Then we address the moisture that caused the damage. This order matters. You don't seal up a crawl space until the structural problems are solved. Sealing first just traps the damage under a new barrier. Our services cover the structural side and the water side in one visit. A crawl space that is stable and dry protects the foundation above it.
We walk you through the finished work so you can see exactly what was done. Your repairs are backed by warranty with clear terms — not vague promises. The warranty covers the crawl space, not just the parts.
We tell you what you actually need. If your crawl space only needs support jacks and a vapor barrier, that's what we recommend — not a full rebuild. If it needs more, we'll show you exactly why. Every recommendation comes with photos, moisture readings, and a plain-English explanation. No pressure. No games. Plenty of houses need less crawl space repair than the last company told them. Good solutions are matched to the crawl space you actually have.
Our crews specialize in crawl space work. That means they know how to work in tight spaces efficiently, they understand the structural systems under your home, and they've seen every version of this problem. You're not getting a general handyman who 'also does crawl spaces.' You're getting a team that does this every day. Crawl space work is its own trade, and crews who do it daily are faster and cleaner in a tight space. The same crews handle basement and foundation jobs, so nothing gets handed off.
We fix the cause — not just the symptom. A rotted joist didn't rot by accident. Water got in, moisture built up, and the wood broke down over time. We repair the damage AND solve the moisture problem so it doesn't happen again. That's the difference between a temporary patch and a permanent fix. Fixing the cause is what separates a lasting repair from a temporary patch. A basement and a crawl space fail for the same reasons.
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It depends on what's wrong. A few support jacks to level a sagging floor costs less than a full structural rebuild with joist replacement and wall repair. The only way to get an accurate number is a crawl space inspection where we see the actual conditions. Our inspections and estimates are free — no obligation. The inspection and the written estimate are free, and we schedule them around you. Financing is available if you want it.
They solve different problems. Repair fixes structural damage — sagging floors, rotted joists, failing columns, bowing walls. Encapsulation controls moisture — vapor barrier, sealed vents, dehumidifier. Many homes need both. We inspect first and tell you exactly which one your crawl space requires. Often a home needs both, and the inspection tells you which one comes first. Encapsulation is a water system and repair is structural, and a professional inspection separates the two. Encapsulation suits a crawl space that stays damp. Repair suits one that has already moved.
Most crawl space repair jobs take one to three days. Support jack installation is usually done in a single day. Joist repair and encapsulation together typically take two to three days. Larger projects with wall stabilization and full moisture control may take up to four or five days. Crawl space repair timelines depend on access as much as on the work itself. Access under the home decides the schedule more than the crawl space size does.
Usually not. Homeowner's insurance generally does not cover gradual moisture damage, settling, or wood rot in a crawl space. It may cover sudden water events like a burst pipe, but not long-term deterioration. Check with your insurance provider for your specific policy. We offer financing options to help make repairs affordable. Crawl space problems are treated as maintenance, which is why the cost lands on the homeowner. Foundation and basement problems get the same treatment from insurers.
Crawl space problems get worse — not better. A joist that's soft today can fail in a year or two. Moisture that's pooling now will spread mold across the framing. A wall that's bowing one inch can reach three inches in a couple of seasons. What starts as a manageable repair becomes a much larger and more expensive project the longer you wait. The longer a crawl space sits wet, the more of the structure has to be replaced rather than reinforced. Left long enough it becomes a foundation issue, and the basement alongside it feels the same water. The foundation, the basement and the crawl space all share the same soil.
Bros Basement Waterproofing provides crawl space repair across all of our service areas. Schedule your free inspection to find out exactly what your home needs.