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Sealing and stabilizing cracks

Foundation Crack Repair in New Braunfels, TX

Cracks are usually the first thing homeowners notice. Some are harmless shrinkage; others show a foundation that is still moving. Crack repair handles the first kind directly and is part of a bigger plan for the second.

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Long brick wall with stair-step cracks running through the mortar joints

01Types of cracks

Thin vertical cracks in a slab edge are often shrinkage. Stair-step cracks in brick, cracks wider at one end, or cracks that grow season to season point to movement. Measuring and photographing a crack over a few months tells you a lot.

02How cracks are repaired

Small cracks can be sealed with epoxy or polyurethane injection to keep water and insects out. Brick cracks are repointed. If the crack is from active movement, sealing alone will just crack again, so a foundation inspection should come first.

Broken concrete with rusted rebar showing through the cracked surface
Broken concrete with rusted rebar showing through the cracked surface

03Bigger picture

Older wood house raised on a crawl space foundation with open skirting

When movement is confirmed, crack repair usually follows slab foundation repair so the patch has a stable base.

Pricing

Cost drivers on Hill Country and prairie lots

Rock vs clay

Piers stop at shallow limestone on some west-side lots and run deeper in eastern clay.

Support count

Every pier adds materials and labor; ask for a layout drawing.

Home size and type

Two-story and pier and beam homes need different equipment.

Flood and drainage work

Low lots near the rivers may need grading or drains alongside repair.

Engineer report

Often requested for sales or insurance; adds a fee but an independent view.

Ground conditions

Rock to the west, clay to the east

LimestoneClaySimplified illustration, not a soil survey.
  1. West of I-35Hill Country edge: shallow limestone and rocky soil. Piers may stop at rock sooner.
  2. Along the escarpmentMixed ground where rock and clay meet; settlement can differ across one house.
  3. East toward the prairieDeeper expansive clay. Moisture swings drive more movement and deeper piers.

How the work usually goes

Evaluate, plan, lift, monitor

  1. 01

    Evaluate

    Elevations, crack patterns, drainage and soil type are checked to find why the house moved.

  2. 02

    Plan

    The contractor writes up pier layout, depth, drainage fixes and warranty terms.

  3. 03

    Lift

    Piers or new supports go in and the home is raised toward level as far as framing allows.

  4. 04

    Monitor

    Final readings are recorded so future movement can be compared against them.

Questions

Frequently asked questions

Can I seal cracks myself?+

You can seal small cosmetic cracks, but have wide or growing cracks looked at first.

Do cracks lower home value?+

Unaddressed movement can. Documented repairs with a transferable warranty help at sale time.

Doors sticking or cracks spreading?

Talk to a foundation crew that works New Braunfels ground.

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Talk to a foundation crew that works New Braunfels ground.

  • Comal County focus
  • Estimates in writing
  • Specialist-reviewed

Request a Foundation Estimate

3 quick steps
What do you need help with?
How soon do you need it?
Where should the foundation contractor reach you?

Goes to an independent local foundation contractor. No obligation.

Call (830) 555-0102