Pier and Beam Foundation Repair
Reshimming, rotted sill and beam replacement, new piers and crawl space moisture control for pre-1960 homes.
Northeast San Antonio · 78154
Foundation Repair
Schertz
Slab and pier and beam foundation repair for Schertz 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 30 minutes
- Slab and pier and beam, every era
- Written proposal after the evaluation
Evaluation in Schertz
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 to Schertz
78154
Schertz ZIP code
~25 yrs
Typical home age
8–12
Piers most homes need
Foundations in Schertz
What moves in Schertz, and why
Schertz is the northeast suburb on I-35 and FM 3009 next to Joint Base San Antonio-Randolph, spanning three counties, with 1970s to 2020s subdivisions on deep Blackland clay. Seasonal slab movement and brick cracking are the pattern, and the city runs its own permit office.
Working the area
Regular work around FM 3009, Joint Base San Antonio-Randolph, I-35 and Schertz Parkway, and the streets between.
- Typical home age
- ~25 yrs
- Residents
- ~45,000
Notes from the Schertz crew
Schertz sits on some of the deepest expansive clay in the metro, and the houses move with the calendar. The subdivisions along FM 3009, Schertz Parkway and I-35 were built from the 1970s through the 2020s on Blackland Prairie ground that was cotton and pasture, and the clay still swells after a wet May and shrinks through a dry August, lifting the edges of every slab and then dropping them. The 2000s to 2020s tract homes are post-tension slabs that tilt as a unit, so the sign is brick veneer opening at a front corner or above the garage door in late summer, narrowing after the fall rains, and opening wider the next year. The 1970s and 1980s houses closer to Randolph are conventional slabs with cast iron drains underneath, and a heaved interior there is a leak until the hydrostatic test says otherwise.
A share of Schertz calls are second repairs, where an earlier contractor pressed too few piers on one side and the house rotated around them. Pressed concrete pilings suit this deep clay and reach refusal at useful depths, so the typical job is perimeter pilings on the moving side, interior piers where a drain was repaired, and a soaker hose plan for the dry months. Schertz spans Guadalupe, Bexar and Comal counties and runs its own permit office and inspections.
What we see most
Common foundation problems in Schertz
Not generic pain points. These are the patterns behind most Schertz evaluations, roughly in the order they land on the schedule.
Slab edges lifting after wet springs and dropping after dry summers on deep Blackland clay across 1970s to 2020s subdivisions
Brick veneer cracking at corners and above garage doors on post-tension tract homes off FM 3009 and I-35
1970s to 1980s conventional slabs near Randolph with cast iron drains leaking and heaving interior floors
Cracked and damaged slabs in older sections where previous repairs used too few piers
A city that spans Guadalupe, Bexar and Comal counties, with its own permit office
Something else in Schertz?
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 Schertz
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 Schertz 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 Northeast San Antonio
Deep Blackland clay under three decades of subdivisions around Randolph. Same crew, same evaluation and the same written proposal across every Northeast San Antonio ZIP code.
All service areasInsurance, permits and paperwork
What the adjuster, the city and the next buyer will ask for after a Schertz 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 Schertz 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.
Schertz questions
What Schertz owners ask first
Straight answers on scheduling, local failure patterns, cost per pier and insurance.
All questionsHow quickly can you evaluate a house in Schertz?
Evaluations in Schertz are usually scheduled within a few days, and typical travel is around 30 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 Schertz?
The pattern we see most in Schertz is Slab edges lifting after wet springs and dropping after dry summers on deep Blackland clay across 1970s to 2020s subdivisions, followed by brick veneer cracking at corners and above garage doors on post-tension tract homes off FM 3009 and I-35. Schertz is the northeast suburb on I-35 and FM 3009 next to Joint Base San Antonio-Randolph, spanning three counties, with 1970s to 2020s subdivisions on deep Blackland clay. Seasonal slab movement and brick cracking are the pattern, and the city runs its own 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 Schertz?
Typical San Antonio ranges apply in Schertz: 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 Schertz?
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 Schertz
Tell us what the house is doing. We will tell you if it needs piers.
Evaluation window for Schertz, an honest read on urgency, and a written proposal only if the house needs work.