Foundation repair between Austin and San Antonio
Doors that stick, cracks in the brick and floors that slope usually mean the soil is moving under the house. Pick your town, tell us what you see, and a local foundation repair company will set up an inspection.
Most companies offer a free inspection. Confirm when you book.
Level. The slab sits flat on stable soil.
Illustration only. Movement is exaggerated for clarity.
The ground changes every few miles along I-35
The Balcones Escarpment runs beside the interstate. Rock and thin soil sit to the west, clay to the east, and many towns sit right on the line. Select a marker to see what that means for a house.
Signs your foundation may be moving
One sign on its own is rarely a verdict. Two or three together, or any sign that keeps getting worse, is worth having someone look at.
- Stair-step cracks in brick or sidingCracks that follow the mortar joints in a diagonal line, often starting near a corner, window or door.
- Doors and windows that stickA door that closed fine last year and drags now, or a gap that opens at one top corner of the frame.
- Gaps at trim, ceilings and countersBaseboards pulling from the wall, crown molding opening at the corners, or a gap between the counter and backsplash.
- Floors that slopeSet a marble on the floor. If it rolls the same direction in more than one room, the house may be out of level.
- Cracked tile or slab edgesTile that cracks along a straight line, or garage floor cracks where one side sits higher than the other.
- Drywall cracks above doorsCracks running up from the corners of door and window frames, especially if they reopen after patching.
Find your town
Each page explains the ground, the common causes and the questions that fit that part of the corridor. The bar on each card shows where the town sits between rock and clay.
Not on the list? Use the form and choose another nearby town. See the full service area.
How foundation problems get fixed
The right repair depends on the foundation type, how far it has moved and why. These pages explain each approach in plain terms.
- Slab foundation repairPiers or foam to stabilize and lift a concrete slab that has settled.
- Pier and beam repairReleveling, new piers, and beam or joist repair for homes over a crawl space.
- House levelingWhat lifting a home back to level involves, and why finishes sometimes crack.
- Drainage and soil moistureGutters, grading, trees and watering that keep clay from swinging so far.
- Concrete levelingFoam or slurry lifting for sunken driveways, patios, walks and garage floors.
What happens after you send a request
- You tell us what you seeUse the short form or call. Photos help but are not required.
- A company inspects the homeSomeone visits, checks floor levels, walls and drainage, and looks for the cause of the movement. See what an inspection includes.
- You get a written quoteIt should list the repair method, the number and type of piers or other supports, and the warranty. Get more than one.
- The work gets doneMost repairs take from a day to about a week, depending on size. Ask about permits and keep the warranty paperwork.
Questions to ask before you sign
- Is the inspection free, and will I get a written report?
- How many piers, what type, and where will they go?
- Is a plumbing leak test included before and after the lift?
- What does the warranty cover, for how long, and does it transfer to a buyer?
- Who pulls the permit, if one is needed?
- Can you show proof of insurance and any license or registration that applies to the work?
- How will you fix the drainage that caused the movement?
- Are drywall, brick and paint repairs included, or extra?
Common questions
How do I know if a crack is serious?
Hairline cracks in paint and drywall are common as a house dries and settles. Cracks wider than about a quarter inch, cracks that grow, diagonal cracks from corners and cracks that show up alongside sticking doors point to movement. Mark the ends of a crack with a pencil and date it to see whether it changes.
How much does foundation repair cost?
Published Texas price guides put most repairs between about $4,000 and $15,000, with large jobs costing more. Your quote depends on the number of piers, access and the cause. See the cost guide.
Does homeowners insurance cover foundation repair?
Usually not when the cause is soil movement or drainage. Some policies cover damage from a sudden plumbing leak. Read your policy and ask your agent before work starts.
How long does a repair take?
Most jobs take from a day to about a week. Larger jobs, or jobs that need permits and engineering, take longer.
Can I sell a house that has had foundation problems?
Yes. A documented repair with a transferable warranty gives a buyer something concrete to review. Keep the inspection report, the quote and the warranty together. See buying or selling a home with foundation problems.
Request an inspection
Fill this out and a local foundation repair company will contact you to schedule a visit.
Prefer to talk? Call (726) 610-5892.
Most companies offer a free inspection. Confirm when you book.