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
North San Antonio
Thin 1960s slabs inside Loop 410, post-tension slabs on limestone north of 1604. Stone Oak, Castle Hills, Shavano Park and Hollywood Park. Two generations of slab: 1950s to 1970s ranch homes on thin conventional slabs with cast iron drains underneath, and 1990s to 2010s post-tension slabs on Edwards limestone, cut-and-fill lots and builder drainage that dumps at the corner.
- Typical travel around 30 minutes
- 4 core neighborhoods
- Written proposal after the evaluation
Evaluation in North San Antonio
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 across North San Antonio
4
Neighborhood guides
8–12
Piers most homes need
PE
Engineer's report when the job calls for it
About North San Antonio
What a foundation crew sees in North San Antonio
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
Stone Oak, Castle Hills, Shavano Park and Hollywood Park, plus the ZIP codes between them.
Notes from the North San Antonio crew
North San Antonio splits along Loop 1604, and the two halves fail differently. Inside the loop, Castle Hills and Hollywood Park are 1950s to 1970s ranch homes on thin conventional slabs poured on the clay and chalk transition, with cast iron drains under the floor that have corroded for sixty years and live oaks that were saplings when the slab was poured. The call is usually a heaved kitchen or a dropped corner, and the hydrostatic test finds a leaking drain more often than not. Shavano Park's 1970s to 2000s custom homes sit on larger lots where limestone gives way to clay across a single yard, so one end of the house bears on rock and the other on soil that moves.
North of 1604, Stone Oak is 1990s to 2010s master-planned subdivisions on Edwards limestone and karst, built on lots that were cut and filled to make them flat. The post-tension slabs there rarely crack from soil swelling; they settle where the fill was not compacted, and they take water from builder grading that slopes toward the house and downspouts that end at the corner. Piers on the north side often press to rock quickly, which changes the method and the count. All of it drinks SAWS water under the same drought stages.
What we see most
Four patterns cover most North San Antonio evaluations
The truck is loaded for these before it leaves: pilings or steel for the local soil, jacks, shims, and the drainage gear.
Cast iron drain lines leaking under 1950s to 1970s slabs in Castle Hills and Hollywood Park, heaving one side of the house
Thin conventional slabs cracking at the corners where mature live oaks dry the clay on one side
Fill settlement and uneven bearing under post-tension slabs on cut-and-fill lots in Stone Oak, half on rock and half on dirt
Builder grading and downspouts that dump water at the foundation on sloped limestone lots in Shavano Park and Stone Oak
Where we cover
North San Antonio 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.
- 78258
Stone Oak
Fill settlement under 1990s to 2010s post-tension slabs on cut-and-fill lots, tilting the house toward the low corner
- 78213
Castle Hills
Cast iron drain lines corroded and leaking under 1950s to 1960s slabs, heaving kitchens and bathrooms
- 78231
Shavano Park
Custom homes on large lots where limestone gives way to clay across a single yard, one end on rock and the other on soil
- 78232
Hollywood Park
1950s to 1970s ranch homes on thin slabs and some pier and beam, on large lots with mixed soil
Services across North San Antonio
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 North San Antonio job runs
Evaluate, test, propose, press, test again
The same four stages on every North San Antonio 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. North San Antonio 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.
North San Antonio questions
What North San Antonio 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 North San Antonio?
Typical travel across North San Antonio is around 30 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 North San Antonio?
Two patterns account for most North San Antonio evaluations: Cast iron drain lines leaking under 1950s to 1970s slabs in Castle Hills and Hollywood Park, heaving one side of the house, and thin conventional slabs cracking at the corners where mature live oaks dry the clay on one side. 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 North San Antonio neighborhoods do you cover?
Our core North San Antonio list is Stone Oak, Castle Hills, Shavano Park and Hollywood Park, 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 North San Antonio?
Typical San Antonio ranges apply across North San Antonio: 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 North San Antonio
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.