- 1984Median year homes were built, Seguin (ACS)
- CrockettMost extensive soil series, Guadalupe County (NRCS)
- 35.7 inYearly rain, New Braunfels
- 12 mi southeast of New BraunfelsStraight-line distance
Ground and housing
What is under Seguin homes
Guadalupe County soil mapping is led by the Crockett, Branyon, Houston Black series. Ask your crew which one sits under your lot before they quote. Census estimates put the median Seguin home's build year at 1984, which helps you guess what original materials you have. Permit rules for Seguin are on the official site: https://www.seguintexas.gov/
Services here
What we handle in Seguin
Seguin and the Guadalupe River
What shapes foundations here
An old Texas town
Seguin, named for Tejano patriot Juan Seguín, is the Guadalupe County seat and one of the oldest towns in Texas, founded shortly after the Texas Revolution. Neighborhoods near downtown include many older homes.
River and lakes
The Guadalupe-Blanco River Authority is headquartered downtown, and the city sits along the Guadalupe River and Lake McQueeney. Lots near the river and lakes see higher humidity and damp crawl spaces.
Prairie clay
Seguin lies east of the Balcones Escarpment on the prairie side, where dark clay soils swell when wet and shrink in drought. Slab corners and perimeter beams take the most movement.
Pier-and-beam and slab
Older houses near downtown often stand on pier-and-beam foundations, while subdivisions on the edges of town are mostly slab-on-grade.
Drought cycles. Long dry spells open gaps between the soil and the slab edge; heavy rain then swells the clay again. This back-and-forth is the most common cause of cracking here.
Local issues
Common foundation issues in Seguin homes
Gap between soil and slab after a dry summer
This is clay shrinkage. Soak the soil gently and evenly near the foundation during drought and fix drainage before deciding on piers.
Floors sloping in an older home
Check the crawl space for sinking piers, rotted sills and damp soil. Re-shimming and new piers fix many older Seguin houses.
Corner of a slab has dropped
A corner that keeps dropping, with cracks above windows and doors, usually needs piers under that section.
Before you sign
Questions to ask a crew working here
- Pier depth
- Ask how deep piers will go in clay and how depth is decided.
- Plumbing test
- Ask for a plumbing test before and after lifting.
- Survey
- Ask for an elevation survey with a written map.
- Permit
- Ask whether the City of Seguin requires a permit for pier work or drainage changes, and who pulls it.
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