What happens when you call
- You call and say what you need and where you are.
- If no one picks up, leave a message. It is passed to a local foundation repair company the same day.
- The foundation repair company confirms the price with you before any work starts.
Foundation repair in San Antonio
Slab foundation repair
Nearly all new homes in Texas and nearby states are built on a concrete slab. A settled slab is usually lifted on piles set under the foundation.
Pressed concrete piles
Short precast concrete sections are pressed into the ground one on top of another under the foundation, which is then raised. A Houston foundation industry group calls this the most common way to lift foundations in Texas.
Steel and helical piers
Steel piers are long and reach deeper, firmer ground. Helical piers work like large screws turned into the ground. Ask why a method suits your house and soil.
Pier-and-beam repair
Homes with a crawl space are leveled by adjusting or adding supports under the beams, and by replacing damaged wood.
Slab lifting for patios and drives
Mudjacking and foam jacking pump material under a sunken slab to raise it. They are cheaper fixes, but they don't treat the cause.
Crack repair
Many small cracks come from concrete shrinking as it dries and are rarely serious. Cracks that keep growing need a closer look.
Foundation repair across San Antonio and nearby
- Alamo Heights
- Terrell Hills and Olmos Park
- Castle Hills
- Stone Oak
- Shavano Park
- Leon Valley
- Helotes
- Live Oak
- Converse
- Universal City
- Windcrest
- Schertz
Foundations in San Antonio: what to know
Clay that shrinks and swells
The Texas State Historical Association describes parts of Bexar County as having gray to black cracking clay soils with a high shrink-swell potential. The USDA says Houston Black clay, found in the Blackland Prairie from north of Dallas to San Antonio, shrinks and swells markedly as its moisture changes.
Wet years, then dry ones
National Weather Service records show 47.25 inches of rain in 2007, then 13.76 inches in 2008. 2022 brought only 11.51 inches, the second driest year since records began in 1885. Big swings in soil moisture are hard on foundations built on clay.
Frost isn't the problem here
San Antonio's residential code lists a frost line depth of zero, so frozen ground is rarely the issue. HUD lists soil drying out near trees and poor drainage among common causes of settlement.
Permit and engineer's letter
San Antonio's code requires a foundation repair permit, with an engineer of record letter submitted at application. The engineer checks the repair and sends the city a letter. The city lists foundation repair permits as issued over the counter.
Typical prices
| Typical foundation repair | $2,200-$8,200 |
| Slab foundation repair | $1,000-$10,000 |
| Pier-and-beam foundation repair | $2,000-$15,000 |
| Each pier or pile | $1,000-$3,000 |
| Mudjacking or foam jacking | $500-$1,900 |
| Crack sealing | $200-$1,000 |
| Structural engineer's report | $300-$2,000 |
Ranges from published cost guides, not a quote. The foundation repair company sets the price and should confirm it before starting.
Before you hire
- San Antonio requires anyone doing residential work in the city to work under a contractor registered with the city. The city says structural work is only allowed by registered Residential Building Contractors.
- Look the company up on the city's Contractor Connect search, and check the city's Contractor Sanctions Report.
- Ask who pulls the permit. The FTC lists a contractor asking you to get the permits as a warning sign.
- Ask whether the price includes the engineer's letter the city requires, and whether a licensed engineer's report on your house is included.
- Get the warranty in writing: what it covers, how long it lasts, and whether it transfers to a buyer if you sell.
- Get more than one written estimate, and don't pay the full amount up front.
Texas has no state licence for foundation repair. The state's residential construction commission was abolished in 2009. San Antonio registers residential contractors itself. Prices above are national ranges from Fixr, not San Antonio quotes.
More help in San Antonio
Questions
Do I need a permit for foundation repair in San Antonio?
Yes. The city's code requires a foundation repair permit, with an engineer of record letter at application. Ask the company to pull the permit.
Why do so many San Antonio homes have foundation problems?
Much of Bexar County has clay that shrinks when dry and swells when wet. San Antonio swings between very wet and very dry years, like 2007 and 2008.
Is every crack a sign of trouble?
No. HUD's inspection guide says shrinkage cracks are rarely serious. Sloping floors, sticking doors and windows, and warped door frames are more telling signs of settlement.
Should I water near my foundation in a drought?
Ask the company what it recommends for your house. SAWS year-round rules allow hand watering with a soaker hose at any time, but drought stages can change the rules, so check the current stage.
How do I check a foundation repair company?
Search the city's Contractor Connect database and its Contractor Sanctions Report. Ask for proof of insurance and a written warranty.