Pier and Beam Foundation Repair
Reshimming, rotted sill and beam replacement, new piers and crawl space moisture control for pre-1960 homes.
Northeast San Antonio · 78108
Foundation Repair
Cibolo
Slab and pier and beam foundation repair for Cibolo 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 30 minutes
- Slab and pier and beam, every era
- Written proposal after the evaluation
Evaluation in Cibolo
Tell us what the house is doing. You get an honest read on urgency and a written proposal after the evaluation.
~30 min
Typical travel to Cibolo
78108
Cibolo ZIP code
~14 yrs
Typical home age
8–12
Piers most homes need
Foundations in Cibolo
What moves in Cibolo, and why
Cibolo is the fast-growing city east of Schertz on Cibolo Creek: 2000s to 2020s subdivisions on deep Blackland clay, former farmland graded flat, with seasonal slab movement, brick cracking and its own permit office.
Working the area
Regular work around Cibolo Creek, Steele High School, FM 1103 and Main Street Cibolo, and the streets between.
- Typical home age
- ~14 yrs
- Residents
- ~35,000
Notes from the Cibolo crew
Cibolo is deep clay under new houses, which is the combination that keeps a foundation crew busy. The city grew from a small town on Cibolo Creek into a suburb of tens of thousands between the 2000s and the 2020s, and the subdivisions off FM 1103 and around Steele High School went in on Blackland Prairie farmland graded flat for building. The clay underneath is the same soil that made the cotton grow: it swells after a wet spring and shrinks through a dry summer, and a post-tension slab on top of it tilts as a unit, lifting one edge and dropping another with the seasons. The signs are the northeast classics: brick veneer opening at a front corner or above a window in August, doors sticking on one side of the house, and the same crack on three houses in a row with the same floor plan.
Flat lots on former fields drain poorly, so water ponds against the slab after spring storms and keeps one side wetter than the other, and the creek side of the neighborhoods stays damp longer. Most Cibolo houses are young enough that owners ask about the builder's warranty first, and buyers order engineer's reports before closing. Pressed concrete pilings press to refusal well in this clay, and the typical job is perimeter pilings on the moving side plus drainage correction and a watering plan. Cibolo runs its own permit office.
What we see most
Common foundation problems in Cibolo
Not generic pain points. These are the patterns behind most Cibolo evaluations, roughly in the order they land on the schedule.
2000s to 2020s subdivisions on deep Blackland clay lifting and dropping with the seasons, street after street
Brick veneer cracking at corners and above windows on post-tension tract homes as the slab tilts
Lots graded flat on former farmland with drainage that ponds against the slab after spring storms
Cibolo Creek flooding and high soil moisture on the creek side of neighborhoods
Buyers and sellers ordering engineer's reports on houses less than fifteen years old, with the city's own permit office
Something else in Cibolo?
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 Cibolo
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 Cibolo 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 Northeast San Antonio
Deep Blackland clay under three decades of subdivisions around Randolph. Same crew, same evaluation and the same written proposal across every Northeast San Antonio ZIP code.
All service areasInsurance, permits and paperwork
What the adjuster, the city and the next buyer will ask for after a Cibolo 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 Cibolo 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.
Cibolo questions
What Cibolo owners ask first
Straight answers on scheduling, local failure patterns, cost per pier and insurance.
All questionsHow quickly can you evaluate a house in Cibolo?
Evaluations in Cibolo are usually scheduled within a few days, and typical travel is around 30 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 Cibolo?
The pattern we see most in Cibolo is 2000s to 2020s subdivisions on deep Blackland clay lifting and dropping with the seasons, street after street, followed by brick veneer cracking at corners and above windows on post-tension tract homes as the slab tilts. Cibolo is the fast-growing city east of Schertz on Cibolo Creek: 2000s to 2020s subdivisions on deep Blackland clay, former farmland graded flat, with seasonal slab movement, brick cracking and its own permit office. 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 Cibolo?
Typical San Antonio ranges apply in Cibolo: 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 Cibolo?
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 Cibolo
Tell us what the house is doing. We will tell you if it needs piers.
Evaluation window for Cibolo, an honest read on urgency, and a written proposal only if the house needs work.