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
Northeast San Antonio
Deep Blackland clay under three decades of subdivisions around Randolph. Schertz, Cibolo, Converse and Universal City. The northeast is the deepest expansive clay in the metro, under 1960s ranch homes next to Randolph and under 2000s to 2020s subdivisions that spread across former farmland along I-35, FM 3009 and Cibolo Creek.
- Typical travel around 30 minutes
- 4 core neighborhoods
- Written proposal after the evaluation
Evaluation in Northeast 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 Northeast San Antonio
4
Neighborhood guides
8–12
Piers most homes need
PE
Engineer's report when the job calls for it
About Northeast San Antonio
What a foundation crew sees in Northeast 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
Schertz, Cibolo, Converse and Universal City, plus the ZIP codes between them.
Notes from the Northeast San Antonio crew
The northeast is where the clay is deepest and the seasons show most. Schertz, Cibolo, Converse and Universal City sit on Blackland Prairie clay that was cotton and pasture until subdivisions covered it from the 1970s onward, and the soil still does what it did in the fields: swells after a wet May, shrinks through a dry August, and moves the edge of every slab on top of it. The classic call is a brick crack at a front corner or over the garage door that opens in late summer and narrows after the fall rains, then opens wider the next year. The 2000s to 2020s tract homes are post-tension slabs, which hold together but tilt as a unit, so doors stick on one side of the house and the pattern repeats street by street.
Universal City and the older parts of Converse next to Joint Base San Antonio-Randolph are 1960s to 1980s conventional slabs with cast iron drains underneath, and a heaved interior there usually traces to a leak. Pressed concrete pilings work well in this deep clay and reach refusal at useful depths. The paperwork is the complication: Schertz spans three counties, and Schertz, Cibolo, Converse and Universal City each run their own permit office.
What we see most
Four patterns cover most Northeast 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.
Slab edges lifting after wet springs and dropping after dry summers on deep Blackland clay across Schertz, Cibolo and Converse
Brick veneer cracking at the corners and above garage doors on 2000s to 2020s tract homes with post-tension slabs
Cast iron drains under 1960s to 1980s slabs in Universal City and older Converse leaking and heaving the interior
Three counties and four permit offices, each with its own rules, across a few miles of the same clay
Where we cover
Northeast 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.
- 78154
Schertz
Slab edges lifting after wet springs and dropping after dry summers on deep Blackland clay across 1970s to 2020s subdivisions
- 78108
Cibolo
2000s to 2020s subdivisions on deep Blackland clay lifting and dropping with the seasons, street after street
- 78109
Converse
1970s to 1990s conventional slabs on clay with cast iron and early PVC drains, heaving interiors and dropping corners
- 78148
Universal City
1960s to 1980s thin conventional slabs on clay cracking at corners and heaving over leaking cast iron drains
Services across Northeast 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 Northeast San Antonio job runs
Evaluate, test, propose, press, test again
The same four stages on every Northeast 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. Northeast 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.
Northeast San Antonio questions
What Northeast 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 Northeast San Antonio?
Typical travel across Northeast 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 Northeast San Antonio?
Two patterns account for most Northeast San Antonio evaluations: Slab edges lifting after wet springs and dropping after dry summers on deep Blackland clay across Schertz, Cibolo and Converse, and brick veneer cracking at the corners and above garage doors on 2000s to 2020s tract homes with post-tension slabs. 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 Northeast San Antonio neighborhoods do you cover?
Our core Northeast San Antonio list is Schertz, Cibolo, Converse and Universal City, 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 Northeast San Antonio?
Typical San Antonio ranges apply across Northeast 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 Northeast 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.