Foundation repair in San Antonio
Cracked walls, sloping floors, sticking doors, a slab that's moved, beams that have dropped. San Antonio sits on some of the most active clay in Texas. Tell us what you're seeing and we'll come out and measure the house, free, with no obligation.
- Free inspection with proper elevation readings
- Fixed written price before any work starts
- Strong warranty on every repair we do
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San Antonio and surrounding areas.
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One of our foundation specialists will call to arrange a time to come out and take a look. That's usually the same day, and always within one business day. In a hurry? Call (888) 622-7133.
Foundation work in San Antonio
Your foundation is everything holding the house up: the slab or the piers and beams beneath the floor, the soil they sit on, and the drainage keeping that soil stable. When any part of it moves, the damage shows up somewhere else. We work on all of it.
Why houses move here
San Antonio sits across a sharp geological divide. North of the Balcones Escarpment, in Stone Oak, Hollywood Park and parts of Helotes, homes sit on thinner soil over limestone. South and east, through much of the older city and out toward Converse and Schertz, the ground is deep expansive clay.
That clay changes volume with moisture. A wet spring swells it and lifts whatever sits above; a long dry summer shrinks it and lets that weight drop. Because the drying is never even, one side of the house shaded, a large oak pulling water from the soil on another, the movement happens unevenly. It's the unevenness that cracks a house, not the movement itself.
San Antonio's drought cycles make this harder than the Texas average. Long dry stretches broken by heavy rain are the exact pattern that does the most damage, which is why foundation work here rarely stays quiet for more than a few seasons at a time.
It's also why we take elevation readings before quoting anything. The depth we need to reach varies enormously between the north and south of this city, and it's one of the bigger factors in what a job ends up costing.
San Antonio at a glance
- Dominant problem
- Expansive clay shrinking during drought, mostly south and east of the escarpment.
- Typical foundation
- Slab-on-grade in post-1960 construction. Pier and beam in the older central neighborhoods.
- What we usually reach
- Limestone, at depths that vary widely across the city.
- Worst season
- Late summer, when the clay has been shrinking for months and cracks open fastest.
- Typical job
- Usually one to three days on site; bigger or harder-to-access jobs can take longer.
What we see in different neighborhoods
Alamo Heights, Terrell Hills, Olmos Park
Older housing stock, much of it pier and beam with crawl spaces. Usually shows up as sloping or bouncing floors and separation at interior door frames rather than cracked brick outside.
Stone Oak, Hollywood Park, Shavano Park
Thinner soil over limestone, so movement is often less severe. Where fill was brought in to level a lot, though, settlement can be sharp and very localized.
Converse, Schertz, Cibolo, Universal City
Deep clay and fast subdivision growth. Newer slabs on active soil with drainage that hasn't matured, a common source of early movement around the perimeter.
Southside, Highland Park, Harlandale
Mixed older construction on active clay, often with repairs done at some point in the past. We'll check any previous pier work as part of the inspection.
Not sure it's serious? Check first.
Pick where the problem is and what it looks like. We'll give you an honest read, including the times the answer is that it's nothing and you don't need us.
Pricing in San Antonio
Price depends on several things together, and in San Antonio, depth to stable ground is one of the more variable factors since it changes so much between the north and south of the city. These are the ranges most jobs fall into.