Pier and Beam Foundation Repair
Reshimming, rotted sill and beam replacement, new piers and crawl space moisture control for pre-1960 homes.
New Braunfels & Seguin · 78130
Foundation Repair
New Braunfels
Slab and pier and beam foundation repair for New Braunfels 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 40 minutes
- Slab and pier and beam, every era
- Written proposal after the evaluation
Evaluation in New Braunfels
Tell us what the house is doing. You get an honest read on urgency and a written proposal after the evaluation.
~40 min
Typical travel to New Braunfels
78130
New Braunfels ZIP code
~15 yrs
Typical home age
8–12
Piers most homes need
Foundations in New Braunfels
What moves in New Braunfels, and why
New Braunfels is the Comal County city on the Comal and Guadalupe Rivers, one of the fastest-growing in the country through the 2010s and 2020s, with the Balcones fault running through it: limestone and fill north and west of I-35, Blackland clay east and south, a German historic core from 1845, Gruene, and its own utility and permit office.
Working the area
Regular work around Gruene, Comal River, Guadalupe River and Landa Park, and the streets between.
- Typical home age
- ~15 yrs
- Residents
- ~110,000
Notes from the New Braunfels crew
New Braunfels is two cities on either side of a fault line, and the foundation crew reads the address before the house. The Balcones fault runs through the city roughly along I-35. Subdivisions north and west of it, toward the Hill Country, sit on limestone and fill on cut lots, and the post-tension slabs there settle toward the low corner where the fill was loose; pressed pilings refuse early and steel piers do the work. Subdivisions east and south of I-35, toward Seguin, sit on Blackland clay that lifts and drops with the seasons, and the sign there is brick veneer cracking at a corner or above the garage door in August and narrowing after the fall rains; pressed concrete pilings suit that side.
The historic core around the plaza and the streets near Gruene hold 1850s to 1930s German homes on pier and beam with rotted sills, sunk piers and a century of shims, and the crawl spaces near the Comal and Guadalupe Rivers stay damp from the water table and the flood history. New Braunfels was one of the fastest-growing cities in the country through the 2010s and 2020s, so a large share of calls are houses under fifteen years old and buyers ordering engineer's reports. New Braunfels Utilities runs the water with its own drought stages, and the city runs its own permit office, both separate from San Antonio. It is the longest regular drive in our coverage.
What we see most
Common foundation problems in New Braunfels
Not generic pain points. These are the patterns behind most New Braunfels evaluations, roughly in the order they land on the schedule.
Subdivisions east and south of I-35 on Blackland clay lifting and dropping with the seasons, brick cracking at corners
Subdivisions north and west of I-35 on limestone and fill settling toward the low corner on cut lots
1850s to 1930s homes in the historic core and around Gruene on pier and beam with rotted sills and sunk piers
Slabs near the Comal and Guadalupe Rivers on alluvial soil moving with the water table and flood events
The City of New Braunfels running its own permit office and New Braunfels Utilities running its own drought rules
Something else in New Braunfels?
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 New Braunfels
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 New Braunfels 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 New Braunfels & Seguin
The fastest-growing city in the corridor, the county seat on the river, and the rock-and-clay line between them. Same crew, same evaluation and the same written proposal across every New Braunfels & Seguin ZIP code.
All service areasInsurance, permits and paperwork
What the adjuster, the city and the next buyer will ask for after a New Braunfels 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 New Braunfels 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.
New Braunfels questions
What New Braunfels owners ask first
Straight answers on scheduling, local failure patterns, cost per pier and insurance.
All questionsHow quickly can you evaluate a house in New Braunfels?
Evaluations in New Braunfels are usually scheduled within a few days, and typical travel is around 40 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 New Braunfels?
The pattern we see most in New Braunfels is subdivisions east and south of I-35 on Blackland clay lifting and dropping with the seasons, brick cracking at corners, followed by subdivisions north and west of I-35 on limestone and fill settling toward the low corner on cut lots. New Braunfels is the Comal County city on the Comal and Guadalupe Rivers, one of the fastest-growing in the country through the 2010s and 2020s, with the Balcones fault running through it: limestone and fill north and west of I-35, Blackland clay east and south, a German historic core from 1845, Gruene, and its own utility and 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 New Braunfels?
Typical San Antonio ranges apply in New Braunfels: 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 New Braunfels?
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 New Braunfels
Tell us what the house is doing. We will tell you if it needs piers.
Evaluation window for New Braunfels, an honest read on urgency, and a written proposal only if the house needs work.