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 · 78109
Foundation Repair
Converse
Slab and pier and beam foundation repair for Converse 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 Converse
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 Converse
78109
Converse ZIP code
~22 yrs
Typical home age
8–12
Piers most homes need
Foundations in Converse
What moves in Converse, and why
Converse is the northeast suburb at Loop 1604 and I-10 East next to Randolph, in Judson ISD: 1970s to 2020s homes on Blackland clay, with older conventional slabs and cast iron drains beside newer post-tension tract homes. It runs its own permit office.
Working the area
Regular work around Loop 1604, I-10 East, Judson ISD and Joint Base San Antonio-Randolph, and the streets between.
- Typical home age
- ~22 yrs
- Residents
- ~30,000
Notes from the Converse crew
Converse has three decades of houses on the same clay, and each decade fails on schedule. The 1970s to 1990s sections near Randolph and the older part of town are conventional slabs with cast iron and early PVC drains underneath; those houses heave in the middle when a drain leaks and drop at the corners when the trees planted with them dry the clay in a hot summer. The 2000s to 2020s subdivisions off Loop 1604 and I-10 East are post-tension slabs on Blackland clay that tilt as a unit, showing up as brick veneer cracking above the garage door or at a front corner, opening in August and narrowing after the fall rains, and doors sticking on one side of the house. Fast-built sections have lots graded toward the house and downspouts that end at the foundation, so the wet side stays wet.
Judson ISD keeps the sales moving, and buyers order engineer's reports on houses of every age, which is why a lot of Converse evaluations are pre-sale and end with a written elevation record rather than a pier plan. The hydrostatic test is standard on the older slabs. Pressed concrete pilings reach refusal at useful depths in this clay, and the typical job is perimeter pilings on the moving side, interior piers where a drain was repaired, and drainage correction. Converse runs its own permit office and inspections.
What we see most
Common foundation problems in Converse
Not generic pain points. These are the patterns behind most Converse evaluations, roughly in the order they land on the schedule.
1970s to 1990s conventional slabs on clay with cast iron and early PVC drains, heaving interiors and dropping corners
2000s to 2020s tract homes off Loop 1604 and I-10 East on post-tension slabs tilting with the seasons on Blackland clay
Brick veneer cracking above garage doors and at corners, opening in August and narrowing in the fall
Lots drained toward the house and downspouts ending at the foundation in fast-built sections
Judson ISD area sales and buyers ordering engineer's reports, with the city's own permit office
Something else in Converse?
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 Converse
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 Converse 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 Converse 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 Converse 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.
Converse questions
What Converse owners ask first
Straight answers on scheduling, local failure patterns, cost per pier and insurance.
All questionsHow quickly can you evaluate a house in Converse?
Evaluations in Converse 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 Converse?
The pattern we see most in Converse is 1970s to 1990s conventional slabs on clay with cast iron and early PVC drains, heaving interiors and dropping corners, followed by 2000s to 2020s tract homes off Loop 1604 and I-10 East on post-tension slabs tilting with the seasons on Blackland clay. Converse is the northeast suburb at Loop 1604 and I-10 East next to Randolph, in Judson ISD: 1970s to 2020s homes on Blackland clay, with older conventional slabs and cast iron drains beside newer post-tension tract homes. It runs 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 Converse?
Typical San Antonio ranges apply in Converse: 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 Converse?
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 Converse
Tell us what the house is doing. We will tell you if it needs piers.
Evaluation window for Converse, an honest read on urgency, and a written proposal only if the house needs work.