Pier and Beam Foundation Repair
Reshimming, rotted sill and beam replacement, new piers and crawl space moisture control for pre-1960 homes.
Service region · 4 core neighborhoods
Foundation Repair
New Braunfels & Seguin
The fastest-growing city in the corridor, the county seat on the river, and the rock-and-clay line between them. New Braunfels, Seguin, Garden Ridge and Live Oak. The I-35 corridor northeast of the city: New Braunfels with the Balcones fault running through it and thousands of new slabs on both rock and clay, Seguin's historic pier and beam core on the Guadalupe, Garden Ridge on karst, and 1970s Live Oak on clay at Loop 1604.
- Typical travel around 40 minutes
- 4 core neighborhoods
- Written proposal after the evaluation
Evaluation in New Braunfels & Seguin
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 across New Braunfels & Seguin
4
Neighborhood guides
8–12
Piers most homes need
PE
Engineer's report when the job calls for it
About New Braunfels & Seguin
What a foundation crew sees in New Braunfels & Seguin
Every region in our coverage has its own mix of soil, housing era, foundation type and trouble spots. Knowing which one you are in is what gets the right rig on the truck.
Core neighborhoods
New Braunfels, Seguin, Garden Ridge and Live Oak, plus the ZIP codes between them.
Notes from the New Braunfels & Seguin crew
The I-35 corridor northeast of San Antonio is the longest drive in our coverage and the busiest soil. New Braunfels, in Comal County on the Comal and Guadalupe Rivers, was one of the fastest-growing cities in the country through the 2010s and 2020s, and the Balcones fault runs straight through it: subdivisions north and west of I-35 sit on limestone and fill, subdivisions east and south sit on Blackland clay, and the two halves of the same city fail in opposite ways. The clay side lifts and drops with the seasons; the rock side settles where the fill was loose. New Braunfels Utilities runs the water and the city runs its own permit office, as does Seguin.
Seguin, the Guadalupe County seat on the Guadalupe River and home to Texas Lutheran University, has a 1900s core of pier and beam homes around the courthouse square with the usual rotted sills, sunk piers and shims, surrounded by newer slabs on clay. Garden Ridge, in Comal County near Natural Bridge Caverns and Bracken Cave, is 1980s to 2010s homes on large lots over karst, where a slab can bear on rock at one corner and a void at another. Live Oak, at Loop 1604 and I-35, is 1970s to 1980s slabs on clay with cast iron drains and mature live oaks doing what live oaks do to clay.
What we see most
Four patterns cover most New Braunfels & Seguin evaluations
The truck is loaded for these before it leaves: pilings or steel for the local soil, jacks, shims, and the drainage gear.
New Braunfels subdivisions east and south of I-35 on Blackland clay moving seasonally, and those north and west on limestone settling on fill
Seguin's 1900s pier and beam homes near the courthouse and the river with rotted sills, sunk piers and previous shimming
Garden Ridge's large-lot homes on karst and thin soil with slabs bearing unevenly on rock and cavities
1970s to 1980s Live Oak slabs on clay with cast iron drains and three decades of live oak roots at the foundation
Where we cover
New Braunfels & Seguin neighborhoods we serve
Open a neighborhood for the local context: soil, housing era, foundation type, what fails there and how fast an evaluation can realistically happen.
- 78130
New Braunfels
Subdivisions east and south of I-35 on Blackland clay lifting and dropping with the seasons, brick cracking at corners
- 78155
Seguin
1900s pier and beam homes around the courthouse square and near Texas Lutheran University with rotted sills, sunk piers and previous shimming
- 78266
Garden Ridge
1980s to 2010s homes on large lots over karst and thin soil, with slabs bearing on rock at one corner and a void at another
- 78233
Live Oak
1970s to 1980s conventional slabs on Blackland clay cracking at corners and heaving over leaking cast iron drains
Services across New Braunfels & Seguin
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.
How a New Braunfels & Seguin job runs
Evaluate, test, propose, press, test again
The same four stages on every New Braunfels & Seguin job, whether it is a 1920s pier and beam or a 2015 post-tension slab.
Evaluate
Elevation survey with a level, crack map inside and out, drainage, trees and the foundation type. New Braunfels & Seguin houses are read against the soil they sit on.
Test the plumbing
Hydrostatic test on the drain lines before anyone talks about piers. A leak under the slab changes the plan and sometimes the insurance answer.
Propose in writing
Method, pier count and locations, price, schedule and warranty terms on paper. If the honest answer is drainage or watching, that is what the paper says.
Press, lift, test again
Piers pressed to refusal, house lifted in stages, second plumbing test, holes backfilled, elevations recorded, engineer's letter if required.
New Braunfels & Seguin questions
What New Braunfels & Seguin owners ask first
Straight answers on scheduling, the regional failure pattern, which neighborhoods we cover and cost per pier.
All questionsHow quickly can you evaluate a house in New Braunfels & Seguin?
Typical travel across New Braunfels & Seguin is around 40 minutes, and evaluations are usually scheduled within a few days. Sudden movement after a plumbing leak goes ahead of routine evaluations. You get a real window on the phone based on where the crew is actually working. 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 & Seguin?
Two patterns account for most New Braunfels & Seguin evaluations: New Braunfels subdivisions east and south of I-35 on Blackland clay moving seasonally, and those north and west on limestone settling on fill, and seguin's 1900s pier and beam homes near the courthouse and the river with rotted sills, sunk piers and previous shimming. Drought summers and wet springs move the soil everywhere in the metro, so seasonal cracks, sticking doors and brick separation at the corners show up in every region.
Which New Braunfels & Seguin neighborhoods do you cover?
Our core New Braunfels & Seguin list is New Braunfels, Seguin, Garden Ridge and Live Oak, and the surrounding ZIP codes are covered on the same basis. If you are on the edge of the service footprint, tell us the neighborhood and we will be honest about the evaluation window before anything is booked.
What does foundation repair cost in New Braunfels & Seguin?
Typical San Antonio ranges apply across New Braunfels & Seguin: pressed concrete pilings $350 to $600 per pier, steel piers $1,000 to $1,800 per pier, 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 rotted wood is replaced. Drainage correction and root barriers often cost less than piers and are sometimes the whole fix. Every number goes in a written proposal after the evaluation.
Foundation repair in New Braunfels & Seguin
Tell us the neighborhood and what the house is doing.
You get an evaluation window, an honest read on urgency and a written proposal only if the house needs work.