If you've started looking up foundation repair cost around New Braunfels, you've probably seen numbers that make no sense together. One page says a few hundred dollars. Another says $15,000 or more. A third says $60,000. It's hard to know whether the quote in your hand is fair, or whether you're about to be overcharged.
The good news is that the spread isn't random. It comes down to a short list of things you can see and ask about. This guide lays out what local companies actually publish, explains why those numbers differ so much, and shows you how to read a quote, from the pier count to the payment terms.
Published prices around New Braunfels run from $300 for a small crack to $60,000 for a large job, because they measure different things. The biggest driver is the number of piers, which comes from measuring your floors. Per-pier prices also vary two to six times between companies. Get written bids from more than one company, make sure each lists the pier count, types and what's included, and don't pay in full until the work is done and checked.
Key facts
- One New Braunfels-area company lists $600 to $1,000 a pier installed. A national franchise's San Antonio office lists $1,500 to $3,000 for a steel pressed piling.
- One San Antonio-area company's New Braunfels page puts typical jobs at $3,000 to $14,000.
- Published foundation repair permit fees nearby run from $225 in Schertz to $500 in Garden Ridge.
- On a Texas homestead job over $5,000, the Texas Attorney General says the contractor must keep your payments in a construction account.
What Local Companies Publish
Angi, the home services marketplace, has no price page for San Antonio or New Braunfels, and we don't use national averages. Here's what companies working in the area say on their own pages. We describe them rather than name them.
For a whole repair:
- One San Antonio-area company's New Braunfels page says repairs typically range from $3,000 to $14,000, depending on foundation type.
- A local contractor quoted by Community Impact in 2023 said jobs can range from $3,000 to $60,000, depending on the size of the home and the condition of the foundation.
- A national franchise's San Antonio office says costs can run from $300 up to $30,000 or more.
- A New Braunfels-area company says some small fixes can be as low as $2,000, and severe repairs could run $10,000 to $15,000 or more.
Per pier:
- A New Braunfels-area company: $600 to $1,000 each installed, "regardless of method".
- The national franchise's San Antonio office: $1,500 to $3,000 for a steel pressed piling and $2,000 to $4,000 for a helical pier.
For a crack:
- The franchise lists crack repair at $300 to $800.
- A New Braunfels-area company says a small crack in a slab may cost around $500 to $1,000.
Why the Numbers Are So Different
Put those side by side and the spread starts to make sense. They aren't disagreeing so much as describing different things.
They count different units. A crack repair, a single pier and a whole house are three different jobs. A $300 figure and a $30,000 figure can both be honest.
The pier count changes everything. The New Braunfels-area company that lists $600 to $1,000 a pier says the pier count from the elevation survey is what sets the price. It adds that a settled corner usually needs a handful of piers, not a full perimeter.
Per-pier prices differ by company and method. For the same unit, one pier, the published prices run from $600 to $3,000 for pressed piers, and up to $4,000 for a helical pier at the franchise. That's a gap of two to six times.
What's included differs. Some quotes include the engineer's plan, the permit, a plumbing test after the lift and a final floor survey. Some don't. A lower number that leaves those out isn't really lower.
How Pier Count Adds Up: An Example
To see why the pier count matters so much, here's a worked example. It's our arithmetic, not a quote, and it covers piers only.
The Foundation Performance Association, a Houston group of engineers and repair professionals, publishes a spacing guide for outside piers. They go no more than 8 feet apart on a one-story house, and 6 feet apart on a two-story brick house, with one at each corner. The association adds that an engineer can set the plan instead.
Take one straight 40-foot wall.
- One-story house: 8-foot spacing gives 5 gaps, so 6 piers. At $600 to $1,000 a pier, that's $3,600 to $6,000. At $1,500 to $3,000 a pier, it's $9,000 to $18,000.
- Two-story brick house: 6-foot spacing gives 7 gaps, so 8 piers. At $600 to $1,000 a pier, that's $4,800 to $8,000.
So the same wall can cost very different amounts depending on the house and the company. And a full perimeter is several walls, while a settled corner might be part of one. That's why the honest answer to "how much?" comes after someone measures your floors.
The Other Costs in a Repair
Piers are the biggest line, but rarely the only one. Here's what else can be part of the job.
The engineer's plan and letter. In New Braunfels, a repair permit needs a foundation plan that complies with chapter 4 of the 2021 International Residential Code. Some nearby cities go further. Kyle asks for an engineered design and a sealed engineer's letter at inspection. Schertz wants an engineered pier plan before the work and a sealed letter after it. Those are real costs, and a quote should say whether they're included.
The permit fee. Fees vary a lot nearby. Schertz lists foundation repair at $225, Universal City at $240, Live Oak at $250 in its 2022 schedule, and Garden Ridge at $500. New Braunfels doesn't publish its fee.
Plumbing tests. The Texas engineers' guidelines say water and sewer lines should be tested for leaks after any lift. The Foundation Performance Association says the contractor should run a leak test on the under-slab lines and give you the results in writing.
Interior piers. Piers inside the house mean breaking out sections of the floor, which adds work and finishing.
Cosmetic repairs. The association says contractor warranties typically don't cover finishes like drywall, brick and plants. Patching and paint after a lift are usually your cost.
Our foundation repair permits guide covers what each city requires.
How to Read a Quote
The Texas Attorney General and the Foundation Performance Association both give practical advice that applies directly.
Get more than one bid, in writing. The Attorney General says to get written bids from more than one company, with detail about exactly what will be done. It also warns about a "low-ball" bid far below the others, which may leave out work you expect. Most legitimate bids land in a fairly close range.
Check what's listed. The association suggests the contract list the number of piers, the types of piers (inside and outside), any concrete breakouts, the price, the payment terms and the warranty terms. Ask for the pier depths, a final floor survey and the plumbing test report once the work is done.
Read the warranty closely. The association says warranties typically exclude finishes, and typically don't cover upward movement, called heave, unless the contract says so. On clay, heave is a real risk, so it's worth asking.
Don't sign blanks. The Attorney General says never to sign a contract with blanks in it, and to insist on written start and finish dates.
Paying Safely in Texas
Texas law adds a few protections for homeowners, and they're worth knowing before you sign.
- Construction account. On a homestead job over $5,000, the Attorney General says the contractor must deposit your payments in a construction account at a bank. Ask for written proof that it exists.
- Liens and a notary. The Attorney General says a contractor can place a lien on your homestead when you sign a home improvement contract. If there will be a lien, a notary other than the salesperson must witness your signature.
- Holding back 10%. Texas Property Code section 53.101 says the owner must hold back 10% of the contract price while the work is underway and for 30 days after it's done.
- Don't pay in full early. The Attorney General says not to pay in full until the work is complete and you've inspected it yourself.
Saving Money Without Cutting Corners
The cheapest repair is the one you don't need, so start with the cause. On the limestone side of New Braunfels, where Comfort soil has bedrock about 13 inches down, a moving house is often a water problem first, such as a leak or a downspout. Fixing that can cost far less than piers.
On clay, a foundation inspection with measured floors lets you compare quotes on the same facts. And if the floors aren't moving, keeping the soil evenly moist may be enough for now. Our foundation watering guide explains how.
Foundation Repair Cost Questions
How much does foundation repair cost in New Braunfels?
Published figures run from $300 for a crack to $60,000 for a large job. One area company puts typical repairs at $3,000 to $14,000. Your price depends mostly on how many piers the plan calls for.
How much does one pier cost?
Published prices run from $600 to $1,000 a pier at a New Braunfels-area company, and from $1,500 to $3,000 for a steel pressed piling at a national franchise's San Antonio office. Helical piers run $2,000 to $4,000 at the franchise.
Why is one quote so much lower than the others?
It may leave things out, such as the engineer, the permit, the plumbing test or interior piers. The Texas Attorney General warns that a bid far below the rest may not include all the work you expect.
Does the warranty cover everything?
Usually not. The Foundation Performance Association says contractor warranties typically exclude finishes like drywall and brick, and typically don't cover heave unless the contract says so.
If you'd like a measured starting point, a free inspection is a good place to begin.