Rock vs clay
Piers stop at shallow limestone on some west-side lots and run deeper in eastern clay.
01How leveling differs by foundation
On a slab, leveling means installing piers and lifting with jacks set on those piers. On a raised home it usually means jacking beams and resetting shims or pads. Either way, the crew measures floor elevations first and uses those numbers to decide how much each area can rise.
02Limits worth knowing
A house that has sat out of level for years has settled into that shape. Forcing it fully flat can crack drywall and tile, so good crews stop when the framing tells them to. Expect some cosmetic touch-up afterward. If the cause was water, plan for drainage correction at the same time.
03Raised homes
Most leveling on older homes here starts with pier and beam repair, since the supports have to be sound before the floor can be trued.
04Leveling on sloped lots
Hill Country lots can have stepped foundations; leveling uses readings across each level.
Before you start
Leveling questions to settle first
| Question | Why ask |
|---|---|
| Is the cause fixed? | Lifting without fixing drainage can repeat. |
| Which rooms move? | Targets the lift. |
| What about plumbing? | Lifting can stress old lines. |
| How is it measured? | You want readings, not a guess. |
Comal and Guadalupe counties
How this fits local homes
Two kinds of houses
Leveling a slab uses piers; leveling a pier-and-beam home uses new piers and shims.
Expect some cracks
Lifting can reopen drywall cracks, which are patched after.
Stepped foundations
Sloped Hill Country lots can have stepped foundations; readings are taken on each level.
Survey first
An elevation survey shows how much lift is needed.
Around New Braunfels
How this plays out locally
An older home with uneven floors. Older pier-and-beam houses in town often lean toward one side as piers settle. Leveling with new piers and shims is common, and lifting is done slowly to limit plaster and tile cracks.
A slab home after drought. Slab leveling uses piers along the dropped edge; the elevation survey shows how much lift is realistic.
Decision help
Is this the right fix for your house?
Clear slope across rooms
Leveling often fixes it.
Slight slope in an old house
May be stable.
Doors that won't latch
Check before planing.
Seasonal sloping
Drainage first.
Local scenarios
What this looks like in the New Braunfels area
- A pier-and-beam house in Gruene Old houses often slope toward sunken piers. New piers on footings and steel shims bring floors back toward level, with the lift done gradually to protect plaster and trim.
- A slab home with a low back corner Pressed piers under the low corner lift it toward level after an elevation survey sets the target.
- A stepped foundation on a slope Each level is surveyed separately, since one part may sit on rock and another on fill.
- Floors that slope after drought If the slope changes with the seasons, drainage and soil moisture may help more than lifting.
- An old house that has always sloped If it is stable, leveling may not be needed.
What to expect
How the job usually goes
- 1
Survey
Map floor heights.
- 2
Plan supports
Choose piers or shims.
- 3
Lift slowly
Gradual lifts limit cracks.
- 4
Set supports
Lock in height.
- 5
Recheck
Final readings.
Avoid these
Common mistakes
Chasing perfect level. Old homes are not built perfectly.
Planing doors first. They may not fit after.
Ignoring the cause. It will settle again.
No final survey. Hard to prove later.
Cost drivers
What changes the price here
How far out of level
More lift means more piers and more time.
Finishes
Tile, stone and plaster may need repair after lifting.
Foundation type
Slab and pier-and-beam leveling use different methods and prices.
Before you sign
Questions to ask the crew
- Who designs the pier layout? Ask whether an engineer reviews it, and get it in writing.
- How will you limit finish cracks? Gradual lifting helps.