Sagging Floors in McKinney, TX

Sagging floors McKinney homeowners notice, a dip in the hallway, a bounce near the fireplace, a table that rocks, usually mean a support under the house has moved. In a pier and beam home, which sits on wood beams carried by posts in a crawl space, the sag comes from a post that sank, a shim that crushed or a beam that rotted. In a slab home, where the floor is the concrete itself, a sag means the slab has settled in that spot because the clay under it shrank. The fix is different for each, and the first job is telling them apart.

If a floor in your McKinney home slopes enough to feel, or a marble rolls to the same wall every time, call (972) 555-0100 for a free on-site inspection. The estimate is written, the crews are insured, and every job carries a written warranty.

When to call about sagging floors in McKinney

• A visible dip or hump in a floor, or a slope you can feel walking from one room to the next.
• Bounce or spring underfoot in one area, often near the middle of a pier and beam house.
• Gaps between the baseboard and the floor, or between the floor and an interior wall.
• Interior doors that swing open or closed on their own.
• Cracks in tile or grout lines running in a straight line across a room.
• Cracked drywall above door frames on the low side of the house.
• Sagging that gets worse after a wet spring or a dry summer.

Sagging floors McKinney: slab home or pier and beam?

McKinney has both. The Texas Section of the American Society of Civil Engineers says most foundations built in Texas are shallow, stiffened, reinforced slab-on-ground foundations, many on expansive clay, and Census Bureau data via Census Reporter puts the median build date for a McKinney home at 2007, so most of the city is slab. Around the historic downtown square, Dustin Pitts Realty notes homes from the late 1800s and early 1900s, Victorians, Craftsmans and bungalows, and those sit on pier and beam.

On pier and beam, a sag is usually a crawl space problem: a post settled into wet soil, the wood shims on top of it crushed, or the beam or joists took on moisture and rotted. The floor drops between supports. On slab, there are no gaps to sag into; a low spot means the slab itself settled, and the cause is the clay. The USDA Natural Resources Conservation Service describes the Houston Black clay as 40 to 60 percent clay with high shrink-swell potential, and says water enters it fast when it is dry and cracked and slowly when it is wet, which is why a slab drops after a dry summer and can lift again after a wet winter.

What fixing sagging floors involves in McKinney

For a pier and beam house, the crew goes into the crawl space on day one with a light, a level and a moisture meter. They check every post, shim and beam along the low area. Crushed shims are replaced with steel shims. A post that sank gets a new concrete pad or a new pier under it. A beam or joist that has rotted is sistered, meaning a new piece is bolted alongside it, or replaced outright. Jacks then raise the low section a little at a time until the floor reads level, and new shims lock it there. If the crawl space is wet, the estimate will include drainage or a vapor barrier, because the fix will not last in standing water.

For a slab house, the low spot is treated as settlement. Piers, which are steel or concrete posts driven under the slab to carry its weight down to stable soil, go in along the settled edge and the slab is lifted back. A low spot in the middle of a slab may instead be lifted with concrete leveling, where a slurry or foam is pumped under the slab to fill the void.

Either way, the City of McKinney’s Building Inspections guidelines require a permit for foundation leveling, pier or footing replacement, shimming and floor system replacement, on slab and pier and beam houses alike, with an engineer’s letter and drawings in the application and the final engineer’s report uploaded before the permit closes.

What fixing sagging floors costs in McKinney

Modernize’s 2026 pier and beam guide puts a typical repair at $3,000 to $9,500 with a $6,500 average, and it itemizes reshimming at $1,000 to $3,500 per job, beam replacement at $400 to $1,200 per beam, joist replacement at $350 to $1,000 per joist and pier replacement at $2,500 to $6,000 per pier. Fixr’s 2026 foundation guide gives $2,000 to $15,000 for pier and beam repair, and its 2025 crawl space guide puts a sagging floor fix at $1,000 to $5,000.

For a slab, the per-pier ranges on the foundation piers page apply instead; either way the on-site estimate is free and written.

Related services

Most sagging floor calls end up as pier and beam foundation repair, where shims, beams and posts are replaced. When the whole house has gone out of level rather than one room, house leveling brings it back as one piece. A wet crawl space that rotted the wood needs crawl space repair so the new beams do not go the same way. If you are not sure which foundation type you have, a foundation inspection is the place to start, and the foundation piers page explains the slab fix.

A floor that sags is not dangerous on its own, but the rot or settlement behind it keeps going until someone fixes it. For sagging floors McKinney homeowners want fixed before they spread, call (972) 555-0100. The inspection is free, the estimate is written, and same-week scheduling is available.