Repair, or just monitoring?
Start with what you're seeing.
Most foundation worries don't need piers. Select your symptoms — we'll explain what each usually means on Texas clay, and give you our honest read.
Mortar joints are the weakest path, so when one section of the perimeter moves relative to another, cracks climb the joints in a stair-step pattern. This is one of the clearer outward signs of differential movement — worth measuring.
This combination is consistent with early foundation movement — but it isn't proof. An elevation survey tells us in about an hour whether your slab is actually out of level and by how much. If it's stable, you'll hear exactly that.
Foundation help by topic
Foundation help for Central Texas homeowners.
Not sure where your problem fits? These cover the questions we hear most, from what repairs cost to why the clay under your house moves in the first place.
Pier and beam foundation problems
Bouncy floors, gaps at the baseboard, doors that stick. Here's how to tell when a pier and beam house actually needs work.
Read more →Foundation problems in Texas
Why so many Central Texas homes crack and settle, and what the ground underneath has to do with it.
Read more →Foundation repair cost in San Antonio
What repairs really run around here, and why the number of piers drives the price more than anything else.
Read more →Steel pier foundation repair
How steel piers work, when deep active clay calls for them, and what the extra depth actually buys you.
Read more →Crawl space moisture control
A damp crawl space moves wood and invites rot. Here's how we dry one out and keep it that way.
Read more →Foundation drainage
Sometimes the honest fix is water, not piers. Grading, gutters, and drains that keep the clay from swelling.
Read more →Texas clay soil and foundation movement
The shrink and swell clay under your house is the reason it moves. A plain look at how that works.
Read more →Foundation maintenance checklist
Simple things you can do through the year to keep a pier and beam foundation steady.
Read more →What we do
Every repair starts with the measurements.
Everything starts with the inspection — the repair method comes from the measurements, never the other way around.
Foundation Inspection
Floor elevation survey, crack mapping, drainage and moisture review — ending in a straight answer and a written report. Free, and often the only thing you need.
Learn more →Foundation Second Opinion
Already have a repair quote? Get a free second opinion — no sales pitch, just a straight answer. We re-shoot your floor elevations and read the scope line by line.
Learn more →Slab Foundation Repair
Piers under a settled slab edge, lifted back toward plane in measured stages — the most common repair on San Antonio's post-1950 homes. Lifetime transferable warranty.
Learn more →Steel Piers Installation
For homes that keep settling on deep, active clay — steel sections driven to refusal on stable strata, the deepest support we install. Lifetime transferable warranty.
Learn more →Concrete with Rebar Piers
Stacked concrete cylinders with centered rebar — a cost-effective option for the right slab and soil conditions. We'll tell you when it fits, and when it doesn't.
Learn more →Hybrid Piers Installation
A driven steel starter where the soil demands it, finished with concrete sections — middle-ground depth and cost when the inspection supports it.
Learn more →House Leveling
Sloping, uneven floors brought back toward the original plane — elevation-mapped lifts in measured stages, on piers that make the recovery permanent.
Learn more →Pier & Beam Repair
Bouncy, sagging floors in the corridor's older homes — beams, sills, blocks, and crawlspace moisture, usually far friendlier than slab money.
Learn more →Drainage Correction
Grading, french drains, gutter and downspout fixes — treating the water that moves the clay. Sometimes the honest answer is drainage, not piers; we'll say so.
Learn more →Lifetime Warranty
Every pier we set is covered for the life of the structure — and the warranty transfers to the next owner. Real documentation you can hand a buyer.
Learn more →Project Takeover
Another contractor started your repair and never finished — or vanished? We re-inspect, give you an honest plan, finish it with our own crews, and document the work.
Learn more →Warranty Takeover
Foundation company gone or won't honor its warranty? We re-inspect, give drainage and home-care recommendations, return yearly to check performance, and warranty our work.
Learn more →Steel vs. concrete vs. hybrid
Soil conditions decide which pier type fits.
No company should lead with the method before measuring your home. Here's how the three systems actually differ — and what each is for.
Steel Piers
- DEPTH
- Driven to refusal — typically the deepest
- BEST FOR
- Heavier structures, deep active clay, worst-case movement
- HONESTLY
- Premium option; the depth is verified by hydraulic pressure, not assumed.
Concrete + Rebar
- DEPTH
- Pressed to practical refusal in suitable soils
- BEST FOR
- Lighter slabs and favorable soil profiles, budget-conscious repairs
- HONESTLY
- Cost-effective when the inspection supports it — we'll say so plainly when it doesn't.
Hybrid Piers
- DEPTH
- Steel starter reaches resistance, concrete completes the stack
- BEST FOR
- Middle ground — extra depth where soil demands, without full steel cost
- HONESTLY
- A practical compromise we recommend only off real elevation data.
All three carry the same lifetime transferable warranty. The inspection decides which one we propose — and why.
Where we work
One crew across the whole San Antonio to Austin corridor.
From our shop on Vance Jackson in San Antonio to north of Georgetown — if you live along the corridor, you're in our normal driving day, not a “maybe.”
Free tool · No contact info required
How many piers would your house actually need?
Sketch your slab, mark where the symptoms are, and our calculator places piers at 6-foot spacing along the affected sections — with corner logic, two-story load notes, and a printable summary.
It's an educational estimate, not an engineering plan — but it'll make the inspection conversation make sense before anyone's in your yard.
Open the Repair CalculatorWhat working with us looks like
From first call to final paperwork.
Call or book online
Tell us what you're seeing. If it sounds like weather or cosmetics, we'll say so on the phone — no truck rolled.
Free on-site inspection
Floor elevation survey, crack documentation, drainage, trees, plumbing red flags. About 60–90 minutes.
Straight answer + written plan
Repair, monitor, or relax — with the measurements that justify it. If piers make sense, you get a marked plan and a firm price.
Repair day(s)
Most jobs finish in 1–3 days. You can live at home the whole time. We protect landscaping and re-check elevations during the lift.
Documentation + lifetime warranty
Before/after elevations, pier locations and depths, and a transferable warranty certificate — paperwork a future buyer's inspector will respect.
Lifetime transferable warranty
The warranty matters most the day you sell.
Every pier we install is warranted for the life of the structure — if a warranted pier ever lets the foundation settle again, we come back and adjust it at no charge.
- Coversre-settlement at warranted pier locations, parts and labor.
- Doesn't covernew movement in un-piered areas, plumbing leaks, or drainage left unaddressed — and we'll tell you that up front, in writing.
- Transfersto the next owner with simple paperwork — a genuine selling point at closing.
From our neighbors
What homeowners say on Google.
Unedited reviews, pulled straight from our Google Business profile — top-rated first.
Credentials & listings
Don’t take our word for it — look us up.
We’re a real shop on Vance Jackson with a record you can check: accredited, chamber-member, and listed where San Antonio looks up its contractors.
ChamberofCommerce.comVerified member of the national online business chamber and directory.View profile →
Better Business BureauOur BBB business profile — record, history, and how to reach us, on file with the bureau.View profile →
SA Hispanic Chamber of CommerceProud member of San Antonio’s Hispanic business community — the oldest Hispanic chamber in the country.View profile →
YelpFind us on Yelp San Antonio — photos, details, and directions to the shop.View profile →
AlignableNetworked with small businesses across the San Antonio–Austin corridor.View profile →
ThumbtackHomeowners hire us through Thumbtack for inspections and repairs across the corridor.From real jobs and inspections
Real foundation repair, from San Antonio to Austin.
Every job starts with measurements and a straight number — see the full foundation repair cost breakdown before anyone visits. Local to us? We run dedicated crews for foundation repair in San Antonio and, from our second office, foundation repair in San Marcos.
Straight answers
Questions homeowners actually ask.
Why homeowners choose Motmot Foundation Repair in San Antonio
Motmot Foundation Repair is a family-owned, inspection-first foundation repair company serving San Antonio and Central Texas from offices in San Antonio and San Marcos, with a 5.0-star rating on Google. Every visit starts with a free floor-elevation survey run by an ICC-certified, inspector-led crew — and roughly a third of our inspections end with “you don't need repairs yet” instead of a quote. When repair is warranted you get a flat per-pier bid (no expiring discounts), and all three pier systems carry the same lifetime transferable warranty. That's the honest, measurable version of a recommendation.
Free inspection request
Tell us what you're seeing.
We'll call to schedule — usually within one business day. Prefer to talk now? (210) 816-0034.
- 60–90 minutes on site, including the elevation survey
- Written summary whether or not repair is needed
- No-pressure pricing — firm numbers, no same-day-only discounts
Free inspection · No pressure
Start with an honest look at what your foundation is doing.
A Motmot inspection measures your floor elevations, maps every crack, and ends with a straight answer — even when that answer is “you don’t need us yet.”
SAN ANTONIO → AUSTIN · EVERY CITY ALONG I-35 · FAMILY-OWNED