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
South & Southwest San Antonio
Mid-century slabs on clay, older pier and beam, and the Medina River towns. Harlandale, Highland Hills, the Southwest Side and Castroville. Postwar neighborhoods on Blackland clay south of downtown and around the military bases, with 1940s to 1970s slabs and pier and beam homes, plus the Alsatian town of Castroville on the Medina River with historic stone houses and new subdivisions.
- Typical travel around 30 minutes
- 4 core neighborhoods
- Written proposal after the evaluation
Evaluation in South & Southwest 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 South & Southwest San Antonio
4
Neighborhood guides
8–12
Piers most homes need
PE
Engineer's report when the job calls for it
About South & Southwest San Antonio
What a foundation crew sees in South & Southwest 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
Harlandale, Highland Hills, Southwest Side and Castroville, plus the ZIP codes between them.
Notes from the South & Southwest San Antonio crew
South of downtown the city is postwar and the soil is clay. Harlandale, Highland Hills and the Southwest Side grew from the 1940s through the 1970s around Kelly and Brooks and Lackland, and the houses are a mix of the last pier and beam construction and the first thin conventional slabs, poured directly on Blackland clay with cast iron drains underneath. The slabs crack at the corners and heave in the middle when a drain leaks; the pier and beam homes sag where a sill rotted or a pier sank, and the floors slope toward whichever corner stayed wettest. Salado Creek on the southeast and Leon Creek on the southwest flood, and many lots drain toward the house rather than away from it.
Highland Hills sits next to Brooks, the former Air Force base turned mixed-use district, and Southeast Military Drive; the Southwest Side runs along Marbach Road toward Joint Base San Antonio-Lackland. Castroville, twenty miles west on US 90 in Medina County, is a different world: an Alsatian town founded in 1844 with historic stone and fachwerk houses on rubble footings along the Medina River, and new subdivisions on the edges on alluvial and clay soils. Pressed concrete pilings suit the clay across the whole region; the historic work in Castroville is masonry and mortar.
What we see most
Four patterns cover most South & Southwest 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.
Thin 1950s to 1970s conventional slabs on clay in Harlandale, Highland Hills and the Southwest Side cracking at corners and heaving over leaking drains
1940s pier and beam homes with rotted sills, sunk piers and floors that slope toward the low corner
Salado Creek and Leon Creek flooding and poor lot drainage keeping clay wet on one side of the house
Castroville's historic stone and fachwerk houses on rubble footings and its new subdivisions on alluvial and clay soils
Where we cover
South & Southwest 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.
- 78214
Harlandale
1940s to 1960s thin conventional slabs on Blackland clay cracking at corners and heaving over leaking cast iron drains
- 78223
Highland Hills
1950s to 1970s conventional slabs on Blackland clay dropping at corners and heaving over leaking cast iron drains
- 78227
Southwest Side
1960s to 1980s conventional slabs on clay along Marbach Road cracking at corners and heaving over leaking drains
- 78009
Castroville
Historic stone and fachwerk houses from the 1840s to 1880s on rubble footings settling and cracking at the corners
Services across South & Southwest 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 South & Southwest San Antonio job runs
Evaluate, test, propose, press, test again
The same four stages on every South & Southwest 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. South & Southwest 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.
South & Southwest San Antonio questions
What South & Southwest 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 South & Southwest San Antonio?
Typical travel across South & Southwest 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 South & Southwest San Antonio?
Two patterns account for most South & Southwest San Antonio evaluations: thin 1950s to 1970s conventional slabs on clay in Harlandale, Highland Hills and the Southwest Side cracking at corners and heaving over leaking drains, and 1940s pier and beam homes with rotted sills, sunk piers and floors that slope toward the low corner. 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 South & Southwest San Antonio neighborhoods do you cover?
Our core South & Southwest San Antonio list is Harlandale, Highland Hills, Southwest Side and Castroville, 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 South & Southwest San Antonio?
Typical San Antonio ranges apply across South & Southwest 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 South & Southwest 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.