In need of foundation repair? Our foundation repair specialists are ready to help.
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 30, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 27, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 24, 2023
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 30, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 27, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 24, 2023
Best Pricing On Labor and Materials
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Licensed Structural Engineers On Call 24/7
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Worry Free Warranties On All Services
Along with many other areas in Texas, San Antonio has experienced a large-scale influx of new residents. While it’s an increasingly popular place to live, homeownership in the area doesn’t come without its potential problems and headaches. The geology and climate in the area create a high risk of home foundation damage, sometimes creating unsafe living conditions and necessitating very costly repairs.
Regional Foundation Repair is one of the nation’s largest provider of foundation repair service. We have 1,000s of expert technicians ready right now in San Antonio. Our pros have years of experience and are familiar with the nuances of San Antonio soil conditions so you can be sure your foundation gets fixed the right way the first time. Gone are the days of worrying about shoddy craftsmanship, overpriced service, and unqualified pros.
During the job, our technicians are trained to explain their progress throughout the day and clean up properly before leaving the jobsite.
Depending on the availability of our technicians, we can generally get your job scheduled within 2 days. To start the process just submit your information in our form and we’ll be in touch within 24 hours with a pricing quote! In some cases we may need more detail to properly quote your project, so we will reach out via phone to schedule a free onsite inspection. Depending on your location we also offer virtual quotes!
For your benefit, we’re going to discuss the underlying causes of foundation damage in San Antonio, as well as the most common signs of issues under homes in the area. We’ll also offer some average pricing for routine foundation repairs so that you can get an idea of what an existing foundation problem may cost.
Pier Foundations
Concrete Slab
Basement Foundations
Crawl Space Foundation
Wood Foundation
- Erica J.
- Suja K.
- Dan T.
What Causes Bowing Foundation Walls & How It Can Be Corrected?
Foundation Crack Repair: Costs & Repair Options
Foundation Cracks
Foundation Installation Costs
Foundation Leak Repair
What Are The Common Signs Of Foundation Problems And When Should You Be Concerned?
Foundation Repair Methods
What Is Foundation Spalling & When Should You Be Concerned?
How Does Foundation Waterproofing Protect Your Home?
Date of Request: 06/01/2023
Location: San Antonio, TX
Description: Hello- I desperately need to know soon whether I have a foundation problem. I have had extensive plumbing problems and the plumbers tore up most of my house inside as well as tunneled under the house. I am in the process of getting new walls and floors and it seems I might have a foundation problem. I need to know before I replace my floors and the contractor has already ordered the tile!
Date of Request: 05/31/2023
Location: San Antonio, TX
Description: Been in the house for one year and have been noticing cracks and separating on the ceilings. Not sure if there has ever been work done. The house was built in 83 and I am noticing some of our neighbors have had to have work done as well.
Date of Request: 05/31/2023
Location: San Antonio, TX
Description: Hi, we have a set of three solid concrete steps in front of a house we own. They are covered in limestone. Over the years they have sunk a couple inches below the porch and now they are settled a few inches on one side so the whole thing lists to the right! Got a reasonable solution? Thanks.
Date of Request: 05/28/2023
Location: San Antonio, TX
Description: 91 year old home, 1/2 drop over time in living dining, very noticeable. Want solid advice from someone with experience and years in the industry, AH area.
Date of Request: 05/25/2023
Location: San Antonio, TX
Description: Need 5 piers to level front area of home. What kind of piers to you offer and how deep to they go?
Date of Request: 05/23/2023
Location: San Antonio, TX
Description: On a house that I currently have under contract, under option, there are some foundation cracks that I'm interested in getting a quote for to fix. Would you be able to provide that estimate by Tuesday? I am able to send an inspection report with photos of the foundation cracks if it's easier to do that way. Thank you!
Does Foundation Movement Affect San Antonio, Texas?
Unfortunately, foundation movement affects most homeowners at some point in South Texas. The soil in the San Antonio area is mostly Houston black clay loam, Houston gravelly clay, Orangeburg fine sand, and San Antonio clay loam. Some of these soils are considered the most problematic in the world and can cause hazardous foundation movement for homeowners in San Antonio, Austin, Converse, New Braunfels, Schertz, and the surrounding areas.
What Causes Foundation Problems In San Antonio, Texas?
Several geological and climatic factors make San Antonio an epicenter for foundation problems. We’ll discuss these in detail below.
As we mentioned above, soil tests in the San Antonio area reveal an abundance of clay in the ground. Clay is highly absorbent, so the soil throughout the city readily soaks in water. Most importantly, dirt with a high clay concentration is considered expansive soil, meaning it grows and shrinks in volume as the moisture content changes. This creates several problems for home foundations.
The first issue is that clay soil becomes more voluminous when it comes in contact with rainwater. Expanding soil pushes against your foundation and puts undue stress on the concrete. The majority of the earth under your home will remain protected from rainwater, but the edges are regularly exposed to the elements. Expanding soil around the outside of your home can elevate your slab and cause the concrete to crack from the added pressure.
Expansive soil holds water for a longer time than typical dirt, which means it will keep moisture in contact with your foundation for extended periods. Although most of the foundations in San Antonio are built slab-on-grade and aren’t prone to water intrusion, water vapor can wick through your slab and cause damage to the underside of your home.
Regular exposure to moisture also degrades concrete over time, potentially leading to a loss of structural integrity.
The most severe issue that expansive soil presents for San Antonio homes is differential settling. The soil in the area expands when it gets wet, but it also loses volume when it dries. If the soil under or around your slab foundation grows and shrinks rapidly in response to moisture changes, it’s likely to leave parts of your foundation settling at different rates.
This type of soil movement can cause massive structural damage and necessitate expensive repairs.
To make the adverse effects of expansive soil worse, San Antonio experiences a wet and dry season, from May to September and October to April, respectively.
The wet season brings below-average rainfall, but even small amounts of rain can cause foundation damage when it falls on expansive soil.
However, the real issue for San Antonio foundations is the dry season. The area is prone to drought for weeks or even months at a time during this period. The lack of precipitation leads to a higher chance of soil shrinking away from concrete slabs, often leaving them unsupported from underneath. The result is severe differential settling, which can leave problematic cracks in your concrete and potentially lead to the loss of your home’s structural stability.
Lastly, the housing boom that San Antonio has been experiencing for the past few years is, unfortunately, contributing to the foundation problems in the area. As the demand for housing increases, more builders are sacrificing workmanship and taking shortcuts to get homes constructed as quickly as possible. One of the most detrimental shortcuts contractors take is improper preparation of the ground before laying the foundation.
Most San Antonio homes are built slab-on-grade, which means the foundation is poured directly on the ground. The earth should be adequately compressed before the process starts to limit differential settling at a later date. If this is done right the first time, it can limit damage down the road. However, this step is skipped in some areas of San Antonio where development is thriving, so even new homes in the area are subject to foundation problems.
The best way to ensure high-quality foundation construction in the area is to work only with companies that have years of experience, offer warranties on their work, and have a high rating with the Better Business Bureau (BBB).
What Are The Signs of Basement Foundation Damage In San Antonio, Texas?
The underlying problems we discussed above can present many different symptoms in and around your foundation, each indicating a specific issue.
Foundation cracks are clear signs of damage and typically suggest that some action should be taken on your part to have them repaired. There are various cracks that can form, most of which only apply if you have a crawlspace or basement foundation. We’ll discuss each of the types below.
Hairline cracks form in most crawlspace and basement foundations during settling. Settling cracks are thin and located on the floor or your concrete block wall, running vertically. A foundation repair contractor should seal these to prevent water intrusion, but they aren’t a significant cause for concern.
Wall cracks that are parallel with the ground can form on basement or crawlspace walls in response to hydrostatic pressure from San Antonio’s expansive soil. These suggest that your home’s structural integrity has been compromised, so they require immediate repair.
Stair-step cracks form in a step formation on concrete block walls, so they’re only a problem if you have a crawlspace or basement foundation. These indicate that the expansive soil has dried and retracted from a portion of the foundation, leading to differential settling. This can be a very severe issue and should be addressed immediately.
Most homeowners in San Antonio have a slab foundation, so they won’t have access to the area under their home. However, slabs aren’t safe from the risk of cracking. Gaps can form even on slabs built on-grade. They typically appear around the corners of your house and may look like inpidual cracks or crumbling concrete.
These most commonly form in San Antonio’s dry season when the expansive soil loses moisture, decreases in volume, and shrinks away from the foundation. As sections of your concrete lose support from underneath, they settle into the earth under the weight of the structure above, leaving visible damage behind. Slab cracks are significant problems and usually indicate structural damage.
If you have a basement or crawlspace foundation in San Antonio, moisture problems could indicate damage to your concrete. The expansive soil in the area presents significant water and moisture problems for foundation walls during the wet season.
As the soil gets wet, it holds an excessive amount of runoff against your concrete for extended periods. Eventually, the water wicks through the concrete and evaporates under your home, or it seeps in through foundation cracks.
Regardless of how water gets in, it can cause water damage and mold growth beneath your house. If you notice pooling on your crawlspace or basement floor, damp air or musty odors when you enter the under-home area, or mold spores, you likely have a water intrusion issue. If you have a water vapor problem, you might notice efflorescence. This is a white, powdery residue on your concrete walls left behind by evaporating water.
Lastly, buckling, bowing, or unlevel floors in your home can indicate foundation damage. Your house relies on your foundation for structure and a level base, but any type of foundation movement common in San Antonio can warp, bow, or shift the floor joists in your living space.
This is a common symptom found in homes built slab-on-grade in Texas, as the slab underneath can easily get pushed upward or sink into the earth in response to soil movement. The wet season in Texas can cause sections of your slab to lift, while the dry season leaves your foundation settling at different rates. The constant expansion and shrinking of soil can quickly warp your floor joists.
How to Find Signs of Foundation Damage In San Antonio, Texas?
Foundation problems almost always worsen with time, so identifying issues under your house is crucial for minimizing damage and keeping repair costs as low as possible. Below are some tips for finding foundation damage early.
One of the best ways to find damage soon after it occurs is to inspect your foundation every three months or so.
If you have a basement or crawlspace, go down into the area and look for foundation cracks. Hairline floor cracks and vertical wall fissures should be measured and recorded to monitor growth, and you can consider having them sealed by a concrete repair specialist. Horizontal and stair-step cracks should be inspected and repaired as quickly as possible by a foundation repair company.
If you have a basement, crawlspace, or pier and beam foundation, check for signs of water problems. These include puddling on the floor, efflorescence, mold growth, musty smells, and moist air.
You more likely have a slab foundation in San Antonio. If that’s the case, conduct your inspection outside. Thoroughly check the concrete for cracks and crumbling, paying particular attention to the corners of your home. Slabs are prone to upward soil movement and differential settling, so look for areas where the slab doesn’t appear level, even if there doesn’t seem to be any cracking.
Regardless of your foundation type, damage below your home typically manifests in symptoms visible inside because your foundation directly supports your home’s structure. Add an interior inspection to your to-do list every three months or so as well.
Look for signs of differential settling and soil expansion that are common in San Antonio. These include buckling or unlevel flooring, drywall cracks around wall openings, drywall cracks in the corners of rooms, and doors and windows getting stuck and failing to open and close smoothly.
Sinking sections of concrete can cause the walls above to bow inward or outward. As a result, you may notice nails popping out of the sheetrock, walls visibly bulging, or countertops and cabinets pulling away from the walls.
Finish your inspection outside, where you’ll check for signs of soil movement and stresses to your foundation. Look for gaps where the earth meets your concrete, especially during San Antonio’s dry season. These can indicate shrinking soil that could lead to differential settling. During the wet season, keep an eye out for puddling on the ground near your foundation, as this can indicate you have a problem with expansive soil that could damage your home.
Lastly, check for sagging or wavy roofing, and ensure your chimney isn’t leaning away from your house.
Cost of Basement Foundation Repair In San Antonio, Texas?
Most homeowners in San Antonio pay an average of $4,500 for foundation repair services. However, the total price ranges from $250 to over $10,000. We’ll break down the average costs of foundation solutions below based on the issue you may need to be repaired.
Foundation cracks that are determined not to indicate structural damage can often be sealed for between $250 and $750, depending on the size and location.
A horizontal crack in your concrete block wall often requires structural repair in the form of earth anchors and sealing to stabilize the wall and protect against water intrusion. The total cost ranges from $1,000 to around $5,000.
Whether you have a stair-step crack in a basement or crawlspace, or you notice a section of your concrete slab sinking, the solution is often house leveling using underpinning or piling. Steel piers cost $1,000 each on average, while helical piers will be about $3,000 each. The total cost of this repair typically ranges from $2,000 to $10,000.
Protecting your home’s foundation from water can vary in cost quite a bit.
If you have a crawlspace or basement, the repair can involve several solutions, including crawlspace encapsulation, crack sealing, gutters, downspouts, exterior drainage systems, sump pumps, and more. The total cost of basement waterproofing is approximately $5,000, on average.
If you have issues with water damage to your slab foundation, the solution is often far more straightforward. An exterior drainage system, gutters, and downspouts usually suffice and cost around $1,000 to $2,500.
