Pier and Beam Foundation Repair
Reshimming, rotted sill and beam replacement, new piers and crawl space moisture control for pre-1960 homes.
New Braunfels & Seguin · 78155
Foundation Repair
Seguin
Slab and pier and beam foundation repair for Seguin 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 40 minutes
- Slab and pier and beam, every era
- Written proposal after the evaluation
Evaluation in 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 to Seguin
78155
Seguin ZIP code
~45 yrs
Typical home age
8–12
Piers most homes need
Foundations in Seguin
What moves in Seguin, and why
Seguin is the Guadalupe County seat on the Guadalupe River, home to Texas Lutheran University: a 1900s pier and beam core around the courthouse square, 1950s to 1980s slabs on Blackland clay, and 2000s to 2020s subdivisions along I-10. It runs its own permit office and utility.
Working the area
Regular work around Guadalupe County Courthouse, Texas Lutheran University, Guadalupe River and Max Starcke Park, and the streets between.
- Typical home age
- ~45 yrs
- Residents
- ~32,000
Notes from the Seguin crew
Seguin is a county seat with every era of foundation inside its limits. The streets around the Guadalupe County Courthouse and toward Texas Lutheran University hold 1900s homes on pier and beam, with the rotted sills, sunk concrete piers and previous shimming that a century of Blackland clay and Guadalupe River humidity produce, and crawl spaces that stay damp on the river side. Around that core the 1950s to 1980s neighborhoods are thin conventional slabs on deep clay with cast iron drains underneath, and the calls are cracked corners under mature pecans and heaved interiors over a leaking drain, so the hydrostatic test comes first. The 2000s to 2020s subdivisions along I-10 and SH 46, built as the San Antonio and Austin corridors grew together, are post-tension slabs on the same clay, tilting with the seasons and cracking the brick above the garage door in August.
The Guadalupe River floods, and the lots near Max Starcke Park and the river sit on alluvial soil that moves with the water table. Pressed concrete pilings reach refusal at useful depths in Seguin's clay, so pilings carry most of the slab work while the pier and beam core takes reshimming, new piers and sill replacement. Seguin runs its own permit office and its own utility with its own drought rules, and the drive from San Antonio puts it at the far end of the evaluation schedule.
What we see most
Common foundation problems in Seguin
Not generic pain points. These are the patterns behind most Seguin evaluations, roughly in the order they land on the schedule.
1900s pier and beam homes around the courthouse square and near Texas Lutheran University with rotted sills, sunk piers and previous shimming
1950s to 1980s conventional slabs on Blackland clay cracking at corners and heaving over leaking cast iron drains
2000s to 2020s subdivisions on deep clay along I-10 and SH 46 tilting with the seasons
Slabs and crawl spaces near the Guadalupe River on alluvial soil moving with the water table and flooding
The City of Seguin running its own permit office and utility
Something else in Seguin?
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 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.
Before we arrive
Four things that make a Seguin 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 New Braunfels & Seguin
The fastest-growing city in the corridor, the county seat on the river, and the rock-and-clay line between them. Same crew, same evaluation and the same written proposal across every New Braunfels & Seguin ZIP code.
All service areasInsurance, permits and paperwork
What the adjuster, the city and the next buyer will ask for after a Seguin 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 Seguin 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.
Seguin questions
What Seguin owners ask first
Straight answers on scheduling, local failure patterns, cost per pier and insurance.
All questionsHow quickly can you evaluate a house in Seguin?
Evaluations in Seguin are usually scheduled within a few days, and typical travel is around 40 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 Seguin?
The pattern we see most in Seguin is 1900s pier and beam homes around the courthouse square and near Texas Lutheran University with rotted sills, sunk piers and previous shimming, followed by 1950s to 1980s conventional slabs on Blackland clay cracking at corners and heaving over leaking cast iron drains. Seguin is the Guadalupe County seat on the Guadalupe River, home to Texas Lutheran University: a 1900s pier and beam core around the courthouse square, 1950s to 1980s slabs on Blackland clay, and 2000s to 2020s subdivisions along I-10. It runs its own permit office and utility. 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 Seguin?
Typical San Antonio ranges apply in Seguin: 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 Seguin?
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 Seguin
Tell us what the house is doing. We will tell you if it needs piers.
Evaluation window for Seguin, an honest read on urgency, and a written proposal only if the house needs work.