Austin’s black clay soils expand and contract with the wet springs and hot dry summers, stressing slab foundations in neighborhoods like Hyde Park, Clarksville and Travis Heights. Homes built before the 1980s often sit on shallow footings or early pier-and-beam systems that were never designed for today’s drought-flood cycles. We see differential settlement along the Balcones Fault line and around Lady Bird Lake where fill dirt was poorly compacted during the 1960s building boom.
When cracks appear in Zilker or Barton Hills, we first map moisture gradients using a laser level and moisture probes rather than guessing from surface signs. Pier-and-beam repairs in East Austin frequently require sistering joists and adding adjustable steel shims because original cedar posts have rotted from poor crawl-space ventilation. Slab lifting in Mueller or Westlake demands careful soil injection to avoid damaging the underground utilities that run close to many 1950s-era slabs.
We also correct drainage that funnels roof water against foundations during the brief but intense spring rains. In Pflugerville and Cedar Park new construction on filled lots often needs perimeter French drains tied into existing storm systems before any lifting begins. Every job starts with a same-day written scope that notes soil type, existing grade and proximity to the Edwards Aquifer recharge zone.
Technician insight
In Austin the thing that catches most people out with foundation repair is assuming the problem is only under the house when the real issue is six inches of improper grade along the east side of the lot that keeps dumping water against the slab every time Barton Creek or Shoal Creek rises.
East Austin 1952 Pier-and-Beam Home
The homeowner noticed the kitchen door sticking after two wet springs. We found the northeast corner had dropped three inches because the original cedar piers had rotted where a downspout had been dumping for years. We replaced four piers, added a short French drain, and re-graded the side yard; the door now swings freely and the floor reads level within a quarter inch.
Foundation Repair Services We Offer
✓Slab Foundation Repair
Hydraulic pier installation or polyurethane foam injection to lift and stabilize monolithic slabs common in 1970s–1990s Austin subdivisions.
✓Pier and Beam Repair
Replacement or shimming of rotted cedar or concrete piers plus joist sistering in older Hyde Park and Clarksville crawl spaces.
✓Foundation Crack Sealing
Epoxy or polyurethane injection of structural cracks caused by seasonal soil movement around Lady Bird Lake and Zilker Park homes.
✓Drainage Correction
French drain and grading work that redirects water away from foundations before lift or pier work begins in East Austin and Travis Heights.
✓Soil Stabilization
Lime or polymer injection to reduce swell potential in the high-plasticity clays found throughout central Travis County.
Foundation Repair Cost in TX
| Service | Typical Range | What Affects It |
|---|---|---|
| Initial Level Survey & Report | Free | Includes photos and written scope; scheduled Mon–Fri 8–6 or Sat 9–2 from our North Mopac office. |
| Single-Pier Installation | $1,200–$2,800 | Price varies with depth to load-bearing strata and access under slab or in crawl space. |
| Polyurethane Slab Lift (per 100 sq ft) | $800–$1,600 | Depends on void size and whether drainage work is needed first. |
| Perimeter French Drain (linear foot) | $35–$65 | Includes fabric, pipe and tie-in to existing storm system; higher in rocky Westlake lots. |
Ranges are typical for TX and confirmed with an exact written quote before any work starts.
How it works
- 1
Site Evaluation
We walk the interior and exterior, check doors and windows for binding, and probe soil moisture at multiple points around the perimeter.
- 2
Level Survey
Laser readings establish current settlement patterns so we can target only the areas that have dropped.
- 3
Repair Plan
Written scope lists pier locations, drainage fixes or foam volumes needed, plus any city permit requirements for work near the aquifer.
- 4
Execution And Backfill
Piers or foam are installed, drainage corrected, and disturbed soil is compacted and sloped away from the house before we leave.
Pricing
Most Austin foundation repairs fall between a few thousand dollars for targeted pier work and mid-five figures when drainage and multiple elevations are involved.