Sagging floors, failing headers, and rotted framing — fixed by carpenters with engineer support.
From a single sistered joist under a soaking tub to a full LVL beam swap for an open-concept remodel — we work with structural engineers, pull city permits, and execute framing modifications cleanly and to code.
Beams, headers, posts, and joists — diagnosed and replaced by carpenters who think structurally.
- Floor noticeably sags or feels bouncy underfoot
- Doors and windows above an opening are sticking
- Visible crack above a doorway or wide opening
- You're removing a wall in a remodel
- Termite or water damage discovered in framing
- Adding a heavy soaking tub, bookcase wall, or roof load
Every framing & structural project, fully scoped.
Diagnosis & Engineering
- On-site structural assessment by lead carpenter
- Coordinate licensed structural engineer for stamped letters
- Load calculations for beam, header, and post sizing
- Pre-construction shoring plan
- City of Dallas / Park Cities permit submittal
Repair & Modification
- Sister joists, rim joists, and rafters
- Install LVL, PSL, and steel flitch-plate beams
- Replace and pack-out load-bearing headers
- Add or replace bearing posts with proper footings
- Remove load-bearing walls (with engineered beam)
- Repair termite, water, and rot damage in framing
From shop drawing to final reveal.
Assessment & engineering
Our lead carpenter walks the site, identifies the failure mode, and (where required) brings in a licensed structural engineer for stamped calcs.
Permit & shoring plan
We submit for permits and develop a shoring plan so the load is supported safely before any cuts are made.
Execute the repair
Beams set, headers packed, joists sistered, posts installed on proper footings — all to engineer's stamped detail.
Inspect & close out
City framing inspection signed off, drywall and finish repair coordinated, and you keep the engineer's letter for resale.
Written estimates, no surprise change-orders.
Structural pricing varies with span, access, and finish scope. Engineering fees, permits, and drywall/finish repair are included when scoped as a turnkey package.
Answers from our master carpenters.
Framing & Structural across the metroplex
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Speak with a project advisor today. Same-day callbacks for Highland Park & University Park residents.