10 best foundation repair companies in Seguin, Texas

The foundation plays an important role in supporting your home. Without a robust foundation, everything in your home can become unstable, leading to dangerous living conditions for you and your family. Cracks in or around the outside of your home strongly indicate foundation problems that need immediate examination from a foundation repair expert.

Your foundation in Seguin may face moisture-related risks due to the area's high average rainfall of 33 inches annually. Heavy rain soaking the ground around your home causes the soil to absorb water and expand, which can put pressure on your foundation's concrete. The pressure from this swelling soil base can result in the formation of cracks and gaps.

Not only are homes with foundation problems unsafe, but they also have a harder time selling, as buyers don't want to deal with the financial burden of foundation repair or the hazard of related issues. When you're ready to put it on the market, your home's value will increase if you resolve your foundation issues. If your foundation is in jeopardy, contact a foundation repair company in Seguin as soon as possible.

Find the best local foundation repair companies for you in Seguin

Look for foundation repair companies in Seguin with at least 3.5 out of 5 stars on Google Reviews and a good rating on Better Business Bureau (BBB). Use the filters below to help you find the right company for your needs.

What are some signs you need foundation repair?

There's a range of warning signs that can point to your foundation needing attention, each associated with a different level of importance.

• Visible foundation cracks: The first sign of an issue with your foundation is cracking, which you can spot early on by routinely checking the concrete and support framing under and surrounding your house.
• Cracked chimney: Your foundation may be in need of repair if your chimney is cracked or starts to tilt.
• Moisture in the crawl space: If you find mildew, moisture and mold in your crawl space, it signals you might have foundation issues including a sinking foundation.
• Skewed windows or doors: Windows and doors that misalign with their jambs or detach from their frames could be a sign that your foundation is shifting the walls away from their initial position.
• Cracks in walls or ceiling: Watch for diagonal cracks in your walls, particularly if you start to see more than usual. Your foundation may also be damaged if you notice cracks in the ceiling.
• Uneven floors: When your foundation starts to shift and become uneven, your floors will too. They may have raised and sunken areas or feel elastic.
• Loose or stuck doors: Gaps form in the walls when a damaged foundation moves, resulting in doors that catch when shut or not close fully at all.

What services do foundation repair companies offer?

Foundation repair experts in Seguin provide a variety of services. Even if you're unsure of what the particular issue is, a pro will take a look at your foundation and recommend a solution. Here are some common services they offer:

• Leak repair: The service professional's first step is to find the cause of the leak. It could be coming from a window, particularly in the basement, or the result of plumbing problems or improper water redirection. Once they find the cause, the repair specialist will isolate the leak, fix the issue and supply waterproofing solutions.
• Crack repair: Contractors can close cracks to prevent moisture from rising through the soil underneath. The type of product used depends on the dimensions of the crack, the location and the angle. After cleaning the crack, a repair pro may use a silicone-based sealer that withstands changing weather conditions and won't crack or bubble over time. They can also use an epoxy or polyurethane filler.
• Underpinning: Also referred to as leveling or piering, underpinning is a heavily involved process that strengthens your foundation by lowering the footing onto more supportive ground. Contractors employ this method to increase the depth of an existing foundation. It's usually used when a foundation is failing or when the building's use has changed, requiring additional space either above the foundation or as a basement. The process involves removing soil from the area and replacing it with concrete to create a new foundation. Costs vary depending on the technical specialty required, the number of piers added and the method.
• Stabilization: If your foundation is sinking, stabilization may be the best option for preventing further damage. This approach supports your foundation, keeping it in place and preventing any additional movement. It's more cost-effective and less disruptive than leveling. The only disadvantage is that it will not level out your house.
• Waterproofing: Waterproofing is one of the best ways to avoid future issues with your foundation. Interior waterproofing permits water to enter your crawl space or basement before using a sump pump to redirect it. However, exterior waterproofing blocks water from getting in at all by adding a dimple board, speed strip, moisture barrier and proper drainage, such as a footer drain. You will want to opt for the exterior method if you use your basement as a spare room, office or living space.

Questions to ask foundation repair pros in Seguin

Maintaining your foundation is critical, so you need to choose the right professional for the job. To identify your best fit, ask potential foundation repair technicians the following questions.

Is your company properly licensed and insured?

Credible foundation repair companies should have licenses and insurance to safeguard you and your home. While licensing isn’t legally required in Texas, you should focus your search on pros with a contracting license, as they’ll be performing important and, often, expensive work on your home.

What do you think is the cause of the problem, and how do you recommend fixing it?

Find out if the contractor understands what is causing the problem and what they think is the right remedy. If they think raising your slab is the best approach, ask what tools they'll need for the job and how high they'll raise it. You can also find out if stabilization is a reasonable alternative if the estimated cost is too high. Discuss the possible solutions with your repair provider to make sure you have a comprehensive understanding of the advantages and disadvantages of each. If you don't feel like the answer they give you is good enough, or you don't like it, you can always get a second opinion from a different contractor.

How much will my foundation repairs cost?

Get a quote from the repair provider you're vetting to determine how much the job will cost. Make sure you get quotes in writing that break down everything from materials to time on site, especially if there are different options. Often, professionals will offer estimates for free. Get multiple quotes so you can compare prices. How much your foundation repair project will cost varies based on the severity of your foundation issues and how far the problem has spread.

Do you offer financing options?

Your service provider may offer financing options, including installment plans, directly or through a third-party partner. The foundation repair provider may also offer a discount if you pay in cash.

What kinds of warranties do you offer?

Find out about a company's warranty options so you'll know what protection you'll have once the repairs are complete. They may provide a lifetime or limited lifetime warranty that covers specific expenses, such as materials, for a set period following the completion of the job.

How long will the repairs take?

How long foundation repair will take is dependent on the severity of the damage, but projects generally range from one day to two months.

Crack and leak repairs can take a few days to fix if there isn't further damage. Sealing can take anywhere from one day to a week, depending on the extent of the project. A pier repair typically takes three to four weeks, while underpinning can take four to six weeks.

Can I remain in my home while foundation repairs are being completed?

You can usually stay inside your home while foundation repairs are carried out. You may have to relocate if the service provider has to cut into your floors or ceiling, such as when installing interior supports.

How can you protect the foundation of your Seguin home?

It's essential to consult a specialist if you believe you're currently experiencing foundation problems. However, you can also take preventative measures to protect your home's foundation from issues in the future.

Protecting your foundation when building a new home

When building a new home, discuss the foundation installation process with your foundation expert. The area should be prepared by clearing it and ensuring fresh, level topsoil is in place before the concrete is poured. You should also have adequate drainage to keep water from accumulating on or around the concrete slab. After your concrete is poured, it must cure properly. Based on the setting standards of the material used and the pour's width, the curing process may require up to 28 days.

Protecting the foundation of an existing home

Conducting routine inspections is the easiest way to shield your home's foundation. As you inspect, keep an eye out for any breaking, shifting or cracking in or around your concrete slab. Similar damage on your walls and framings frequently signals foundation damage, so don't forget to check them as well.

Remove dirt and debris from around your foundation's base as buildup can trap moisture and facilitate mold that threatens your foundation. Adequate air circulation around your home is critical, so cut back any plants growing against it. Additionally, make sure that trees and their roots are kept away from your home to stop potential damage.

The high heat in Seguin can cause your foundation to shrink and crack, so you may want to water your concrete slab occasionally, especially during the scorching summer months.

As a final step, keep your gutters clean. Gutters help decrease standing water by channeling rainwater away from your foundation and siding, which stops water damage.

Our methodology for selecting foundation repair companies

The Homefront Local team employs a proprietary scoring algorithm that evaluates companies based on key factors you value, such as average customer review ratings and trustworthiness indicators. Our method for determining trust involves a comparative analysis of the number of reviews a company receives compared to its local competitors. This leads to companies that have earned more trust from your local community being awarded a higher score.