Foundation Inspection San Antonio, TX

A free foundation inspection in San Antonio is an elevation survey, crack map, moisture check, and written report, not a sales walk. You cannot fix what you cannot measure. We tell you whether clay movement is cosmetic, maintenance-only, or ready for piers, and we put the numbers on a floor-plan diagram.

Homeowners get this at no charge and with no obligation. About one in five visits ends all-clear or watering and grading only. That honesty is the point. If a free inspection feels like a trap, ask for the elevation numbers. If they will not share them, leave.

What is included

• Digital elevation survey with floor plan diagram
• Interior and exterior crack mapping and photography
• Moisture check and drainage evaluation
• Crawl space or slab perimeter assessment
• Written report with clear recommendations within 24 hours

Typical visit: 60–90 minutes. Same-day appointments are often available Monday through Saturday. Warning-sign checklist before we arrive: signs of foundation problems.

How to read an elevation survey

The diagram is a map of high and low points, usually in inches relative to a reference. A dropped corner with matching stair-step brick and sticking doors is movement that may need repair. A slightly out-of-level original pour with stable hairline cracks and working doors is often monitor-and-maintain. We explain the numbers in plain English. Pier recommendations tie to these readings, not a visual guess from the driveway.

Ask every contractor where each proposed pier sits on that map. Twelve piers with no diagram is a script. Twelve piers sitting under two dropped wings of a large house can be real. Forum threads in San Antonio are full of both. The survey is how you tell them apart.

Settling vs a real problem

Not every crack means you need piers. Hairline vertical drywall cracks and minor seasonal movement are common in San Antonio clay. Worry when cracks exceed 1/8 inch, grow after rain, form stair-step patterns in brick, or come with sloping floors and doors that will not latch. Penny test: if a penny slides in, schedule this inspection.

Why clay does this: expansive clay soil guide. Maintenance (soaker hoses, gutters) slows damage. It does not lift a slab that already dropped.

When we tell you not to repair

Roughly one in five inspections ends with an all-clear or maintenance-only plan: soaker hoses in dry months, gutter extensions, grading fixes. We would rather earn trust by saying your foundation is fine than sell piers you do not need. That is why San Antonio homeowners refer us. You still get the written report for your records or a future sale.

Contractor inspection vs structural engineer

An independent structural engineer ($350–$800) is the right call for litigation, complex disputes, historic reviews, or when you want zero repair incentive. Our inspection is for homeowners who need a clear diagnosis and a repair quote from a local contractor who will do the work. If we see something beyond our scope, we recommend an engineer. We do not pretend to be one. TDLR licenses contractors. A PE stamps engineering. Different jobs.

Buying a house with an addendum that says no foundation companies, only engineers? That is usually a seller who got burned by a $30,000 sales pitch. Pay the PE, then use the report to bid slab repair, pier and beam repair, or nothing. We will quote an engineer plan when you have one.

Buyers, sellers, and closing

Transaction inspections follow the same process: survey, photos, written findings suitable for agents. Many San Antonio closings stall on foundation. A documented report within 24 hours is faster than arguing on option day. If repair is needed, a written warranty on completed work is easier to close than a vague credit. We do not hide findings to save a deal.

Insurance usually excludes gradual settlement. Sudden plumbing leaks that move a slab may be a claim. We document. We do not promise the carrier will pay. Pricing ranges if repair is recommended: cost guide.

What happens during the visit

Interior: floor levelness, door alignment, wall cracks. Exterior: slab perimeter or crawl space, brick courses, grading, downspouts. We photograph. We do not pressure you to book on the tailgate. You receive a written report within 24 hours with photos, elevation diagram, and a plain-English summary. If your foundation is healthy, we say so.

Inspect every three to five years for peace of mind, and immediately after new cracks, a drought-then-flood cycle, or before listing. Clay moves seasonally. Catching change early is cheaper than a full perimeter later.

How to prepare for the visit

Unlock the backyard gates. Move cars off the driveway apron so we can see the garage joint. If you have a crawl space, clear the access panel. Note which doors stick and whether that started after a specific storm. Pets in a crate help. We do not need you to empty closets. We do need to see floor along exterior walls and the garage. If a room is tenant-occupied, warn us so we can schedule around it.

Have any prior engineer reports, builder warranties, or previous pier invoices out. We would rather build on existing data than pretend your house has no history. If another company already quoted 40 piers, we will still run our own survey. Matching their count without matching their diagram is not a method.

What the written report contains

Photos of each significant crack, interior and exterior. Elevation diagram with high and low points. Moisture and drainage notes. Plain-English findings: monitor, maintain, or repair. If repair is recommended, we list method options (steel, helical, lumber, injection) and a written estimate separately from the inspection narrative. The report is yours to take to another bidder or to a PE. We would rather lose a job to a fair comparison than win one on a foggy verbal quote.

Best time of year to inspect is after a drought-flood swing, typically late spring in San Antonio, and again before listing. Winter hairlines can look calm. May rain makes them honest. We still inspect year-round. Seasonal timing is about catching change, not waiting for a perfect month while a corner drops.

If you already paid a PE, bring the sealed report. We inspect anyway so our quote matches field conditions, but we will not ignore a stamp. If two contractors disagree by twenty piers, that is a PE moment, not a coin flip. Our free visit is the screening tool. The engineer is the referee when money and liability get large.

Related services and guides

• Slab foundation repair
• House leveling
• Signs of foundation problems

Call (830) 244-0222 to book. Same-day appointments Monday through Saturday at 454 Soledad Street, 3rd Floor, San Antonio, TX 78205.