Pier and Beam Foundation Repair
Reshimming, rotted sill and beam replacement, new piers and crawl space moisture control for pre-1960 homes.
North San Antonio · 78231
Foundation Repair
Shavano Park
Slab and pier and beam foundation repair for Shavano Park 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 Shavano Park
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 Shavano Park
78231
Shavano Park ZIP code
~35 yrs
Typical home age
8–12
Piers most homes need
Foundations in Shavano Park
What moves in Shavano Park, and why
Shavano Park is an enclave city on NW Military Highway between Loop 410 and Loop 1604: 1970s to 2000s custom homes on large wooded lots where limestone and clay meet, with its own permit office and a tree ordinance that protects the live oaks doing the damage.
Working the area
Regular work around NW Military Highway, Shavano Park City Hall, Loop 1604 and Salado Creek greenway, and the streets between.
- Typical home age
- ~35 yrs
- Residents
- ~4,000
Notes from the Shavano Park crew
Shavano Park is where the rock and the clay meet in the same yard. The custom homes on large lots along NW Military Highway were built from the 1970s through the 2000s on ground that is limestone at one end of the lot and clay at the other, so a long slab can bear on rock under the garage and on soil under the master bedroom, and the two ends move at different rates every season. The 1970s and 1980s houses add cast iron drains under the slab and live oaks that were already mature when the house was built and are now enormous, protected by the city's tree ordinance, and drinking from the clay on one side of the foundation. Long driveways, patios and pool decks on fill settle and crack, which is slab-lifting work rather than pier work, and the two get confused.
Lots slope, and water runs across rock into the fill on the house side. An elevation survey matters more here than anywhere, because the pier plan depends on where the rock is: pressed pilings on the clay end, steel piers on the rock end, and sometimes both under one house. Shavano Park is its own city with its own permit office, and the tree ordinance means root barriers are planned with the city rather than against it.
What we see most
Common foundation problems in Shavano Park
Not generic pain points. These are the patterns behind most Shavano Park evaluations, roughly in the order they land on the schedule.
Custom homes on large lots where limestone gives way to clay across a single yard, one end on rock and the other on soil
Long driveways, patios and pool decks settling and cracking on fill and expansive soil
1970s to 1980s slabs with cast iron drains and oversized live oaks close to the foundation
Sloped lots draining across rock into the house side of the slab
The City of Shavano Park running its own permit office and tree ordinance
Something else in Shavano Park?
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 Shavano Park
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 Shavano Park 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 North San Antonio
Thin 1960s slabs inside Loop 410, post-tension slabs on limestone north of 1604. Same crew, same evaluation and the same written proposal across every North San Antonio ZIP code.
All service areasInsurance, permits and paperwork
What the adjuster, the city and the next buyer will ask for after a Shavano Park 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 Shavano Park 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.
Shavano Park questions
What Shavano Park owners ask first
Straight answers on scheduling, local failure patterns, cost per pier and insurance.
All questionsHow quickly can you evaluate a house in Shavano Park?
Evaluations in Shavano Park 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 Shavano Park?
The pattern we see most in Shavano Park is custom homes on large lots where limestone gives way to clay across a single yard, one end on rock and the other on soil, followed by long driveways, patios and pool decks settling and cracking on fill and expansive soil. Shavano Park is an enclave city on NW Military Highway between Loop 410 and Loop 1604: 1970s to 2000s custom homes on large wooded lots where limestone and clay meet, with its own permit office and a tree ordinance that protects the live oaks doing the damage. 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 Shavano Park?
Typical San Antonio ranges apply in Shavano Park: 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 Shavano Park?
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 Shavano Park
Tell us what the house is doing. We will tell you if it needs piers.
Evaluation window for Shavano Park, an honest read on urgency, and a written proposal only if the house needs work.