- 1996Median year homes were built, Bulverde (ACS)
- ComfortMost extensive soil series, Comal and Hays Counties (NRCS)
- 35.7 inYearly rain, New Braunfels
- 20 mi west of New BraunfelsStraight-line distance
Ground and housing
What is under Bulverde homes
Across Comal and Hays Counties, the largest mapped soil series are Comfort, Brackett, Rumple. Soil type shapes how a crew plans the work in Bulverde. Half of Bulverde homes were built before or around 1996 (Census ACS), a useful clue to original parts and methods. Before structural or permitted work, check the requirements with the local government: https://bulverdetx.gov
Services here
What we handle in Bulverde
Bulverde, Front Porch of the Hill Country
What shapes foundations here
German roots
Bulverde was settled in 1850 as Pieper Settlement and is called the Front Porch of the Texas Hill Country. Its population nearly doubled since 2000.
Hill Country lots
US 281 runs along the east side; many homes sit on rocky, sloping acreage.
Cibolo Creek
Cibolo Creek runs just south and forms the county line.
Acreage homes
Larger homes and outbuildings on acreage.
Fill pads. Cut-and-fill pads settle on the fill side.
Local issues
Common foundation issues in Bulverde homes
One side of the house settling on a cut-and-fill pad
The cut side sits on rock and the fill side can compress. Piers under the fill side, driven to rock, are the common fix.
Runoff from a hill above the home
Heavy Hill Country rain moves fast over thin soil. An uphill swale or French drain keeps it from running under the slab.
Cracks in a barn, shop or detached garage
Outbuildings often have shallower footings than the house. They can be repaired separately and often for less.
Before you sign
Questions to ask a crew working here
- 1
Access
Ask about access.
- 2
Rock
Ask about depth.
- 3
Survey
Readings.
- 4
Permit
Ask whether the City of Bulverde requires a permit for pier work or drainage changes, and who pulls it.
Local checklist
Signs to act now
- Gaps around window frames Gaps between stone veneer and windows on one side can mean that corner is settling.
- Doors swinging on their own A door that will not stay put may hang in a frame that has shifted.
- Cracks in the garage slab widening Mark and date them.
- Patio separating from the house Patios settle separately; water then runs toward the slab.
- Cracks in a stone fireplace Heavy fireplaces on their own footings can settle separately from the house.
- Cracks in the driveway near the garage Driveways on fill settle; water then flows to the slab.
- Sticking windows on one wall Frames that bind on one wall often mean that side has moved.
Photos
