Pier and Beam Foundation Repair
Reshimming, rotted sill and beam replacement, new piers and crawl space moisture control for pre-1960 homes.
Northwest San Antonio & the Hill Country · 78006
Foundation Repair
Boerne
Slab and pier and beam foundation repair for Boerne homes and businesses: inspections, piers, leveling, under-slab leak repair, crack repair and drainage correction, with the plan and the price in writing before work starts.
- Typical travel around 35 minutes
- Slab and pier and beam, every era
- Written proposal after the evaluation
Evaluation in Boerne
Tell us what the house is doing. You get an honest read on urgency and a written proposal after the evaluation.
~35 min
Typical travel to Boerne
78006
Boerne ZIP code
~18 yrs
Typical home age
8–12
Piers most homes need
Foundations in Boerne
What moves in Boerne, and why
Boerne is the Kendall County seat in the Hill Country on I-10 West: a historic German main street on Cibolo Creek and fast-growing 2000s to 2020s subdivisions on limestone, with its own permit office and utility. Rock, fill and creek-side clay are the mix.
Working the area
Regular work around Hauptstrasse (Main Street), Cibolo Creek, Boerne City Lake and I-10 West, and the streets between.
- Typical home age
- ~18 yrs
- Residents
- ~22,000
Notes from the Boerne crew
Boerne is the Hill Country town that became a suburb, and the foundations show both. The old core along Hauptstrasse and Cibolo Creek is 1800s German stone buildings on rubble footings and early 1900s homes on pier and beam and thin slabs, with pockets of clay along the creek that move seasonally under an otherwise rock-founded town. The subdivisions that spread out along I-10 and the state highways from the 2000s through the 2020s are post-tension slabs on limestone hillsides that were cut and filled, and the failures there are fill settlement toward the low corner, brick cracking above garage doors, and water sheeting across rock into the house side of the slab.
Boerne runs its own permit office and its own utility, Boerne Utilities, with drought rules separate from SAWS, so foundation watering advice here follows the city's stage, not San Antonio's. Pressed concrete pilings refuse early on the rock, so steel piers carry most of the pier work in the subdivisions, while the creek-side clay takes pilings and the historic core takes masonry and helical piers where vibration next to a stone wall matters. Boerne City Lake and the parks are the reason people move here; the drive from San Antonio is the reason the evaluation window is a little longer.
What we see most
Common foundation problems in Boerne
Not generic pain points. These are the patterns behind most Boerne evaluations, roughly in the order they land on the schedule.
2000s to 2020s subdivisions on limestone and fill settling unevenly on cut-and-fill lots as Boerne grew
Historic stone buildings on Hauptstrasse and older homes on rubble footings and early slabs near Cibolo Creek
Water running across rock into slabs on sloped Hill Country lots, with builder drainage that ends at the corner
Pockets of clay along Cibolo Creek moving seasonally under otherwise rock-founded neighborhoods
The City of Boerne running its own permit office and its own utility with separate drought rules
Something else in Boerne?
Sloping floors, a heaving slab, a crawl space that smells damp, a patio that dropped: if it is the foundation, we can evaluate it. Tell us what the house is doing and when it started.
Request an evaluation
Services in Boerne
Every service, same written proposal
Slab Foundation Repair
Pressed concrete pilings, steel piers or drilled piers under a settled slab, with a hydrostatic test before and after the lift.
Foundation Inspection
Elevation survey, crack mapping and an honest read on whether the house needs piers, drainage or just watching.
Foundation Leveling
Lifting a settled house back toward level in stages, doors closing again, and a written elevation record.
Foundation Crack Repair
Which cracks are cosmetic, which are structural, and epoxy or polyurethane injection once the cause is fixed.
Foundation Leak Repair
Hydrostatic testing, tunneling under the slab and drain repair when wet clay is heaving one side of the house.
Before we arrive
Four things that make a Boerne evaluation better
Foundation movement on clay is a story told over seasons. The more of it you can show us, the more honest the answer.
Photograph and date
Every crack inside and out with a coin for scale, plus the month. Seasonal movement on clay shows up as cracks that open in August and close in November.
Check the water
Where do the downspouts dump, where does water pool after a storm, which side has the big live oak, and is there a wet spot that never dries.
Find the paperwork
Previous repair warranties, engineer's letters, the seller's disclosure and any plumbing test. They change the plan and sometimes cover the work.
Send the form
Neighborhood, foundation type if you know it, what the house is doing and your timing. You get an evaluation window and what to watch for meanwhile.
Nearby neighborhoods
Also covering the rest of Northwest San Antonio & the Hill Country
Rock, thin soil and fast-built subdivisions from Bandera Road to Boerne. Same crew, same evaluation and the same written proposal across every Northwest San Antonio & the Hill Country ZIP code.
All service areasInsurance, permits and paperwork
What the adjuster, the city and the next buyer will ask for after a Boerne job.
Texas decides foundation claims on cause, and Texas real estate runs on disclosure. We photograph, measure and write the report from the first visit.
- Soil movement or a leak? Texas policies generally exclude damage from soil movement. Damage from a plumbing leak under the slab may be covered, in part, depending on the policy and endorsement.
- Permits in Boerne Structural foundation repair needs a residential repair permit from the City or the suburb's own permit office. The contractor pulls it; a handyman cannot.
- Engineer's letter Photos, elevations before and after, and a Texas licensed engineer's letter are what the adjuster, the lender and the next buyer ask for first.
Boerne questions
What Boerne owners ask first
Straight answers on scheduling, local failure patterns, cost per pier and insurance.
All questionsHow quickly can you evaluate a house in Boerne?
Evaluations in Boerne are usually scheduled within a few days, and typical travel is around 35 minutes from wherever the crew is working. Active movement after a plumbing leak or a sudden drop goes to the front of the queue. You get a real window on the phone rather than a promise. While you wait, photograph the cracks with a coin for scale and note where water pools around the slab after rain.
What foundation problems are most common in Boerne?
The pattern we see most in Boerne is 2000s to 2020s subdivisions on limestone and fill settling unevenly on cut-and-fill lots as Boerne grew, followed by historic stone buildings on Hauptstrasse and older homes on rubble footings and early slabs near Cibolo Creek. Boerne is the Kendall County seat in the Hill Country on I-10 West: a historic German main street on Cibolo Creek and fast-growing 2000s to 2020s subdivisions on limestone, with its own permit office and utility. Rock, fill and creek-side clay are the mix. Drought summers and wet springs move the soil everywhere in the metro, so seasonal cracks and sticking doors show up in every neighborhood.
What does foundation repair cost in Boerne?
Typical San Antonio ranges apply in Boerne: pressed concrete pilings run $350 to $600 per pier, steel piers $1,000 to $1,800, and most homes need 8 to 12 piers, so a typical slab repair lands between $4,500 and $14,000. Pier and beam leveling runs $1,500 to $5,000 before any rotted wood is replaced. Drainage correction often costs less than piers and is sometimes the whole fix. Every number is in a written proposal after the evaluation.
Will insurance cover foundation repair in Boerne?
Usually not for soil movement. Texas homeowners policies generally exclude damage from settling, shrinking and expansion of the soil. If a plumbing leak under the slab caused the movement, part of the repair may be covered depending on the policy and any foundation or seepage endorsement, often with a cap. A hydrostatic plumbing test, dated photos and an engineer's report are what the adjuster asks for.
Foundation repair in Boerne
Tell us what the house is doing. We will tell you if it needs piers.
Evaluation window for Boerne, an honest read on urgency, and a written proposal only if the house needs work.