Foundation Repair for Property Managers & Portfolio Owners

Tenants usually stay put

The disruption most managers picture — jackhammers, a family in a hotel, a unit off the rent roll — isn't how perimeter foundation repair works. The excavation and pier installation happen outside, at the perimeter; water and power stay on; interior access is only needed for elevation checks that take minutes. Most residential jobs run 1–3 days, the pits are covered and taped off between shifts, and the lift itself is usually an afternoon. We wrote the tenant-facing version of this at can you live in the home during foundation repair — it's the link to forward when a resident asks what's about to happen to their yard.

Paperwork the owner can approve from

An owner three time zones away doesn't approve “the tenant says there are cracks.” They approve documents. The free inspection produces them: a 40-point floor elevation survey in tenths of an inch, crack mapping with photos inside and out, a drainage and moisture review, and written findings — plus a firm scope and price when repair is warranted, or “no repair needed” in writing when it isn't. Forward the packet, get a decision, keep the copy in the property file. When the work happens, it ends with the same discipline: the documents package — scope, pier log, elevations, warranty — that follows the property through refinances and sales.

The cheap preventive fix: drainage

Across a portfolio, the highest-return foundation work is usually not piers — it's water management. Pooling at the slab, short downspouts, and settled grading drive the differential moisture that moves Central Texas clay, and correcting them early is the difference between a maintenance line item and a capital expense: many drainage fixes cost hundreds, not thousands — regrading, french drains, downspout extensions, surface drains. If a property's symptoms are moisture-driven, the inspection will say so, and the “repair” stays cheap. The mechanism is worth two minutes of any manager's time: how poor drainage damages slab foundations.

Plumbing-related work: below the unit, not through it

When the problem under a slab is a failed sewer or drain line, the disruptive version of the repair tears out the unit's floors. The low-disruption version tunnels in from outside so your licensed plumber makes the repair below the slab while the resident keeps using the unit — we dig and close the access, the pipe work stays with the licensed trade. That whole workflow, staged digs and building-by-building cast-iron programs included, lives on our under-slab tunneling page for property management.

Coverage, and what we'd ask you to formalize with us

We run free inspections across the full I-35 corridor from San Antonio to Georgetown — including New Braunfels, San Marcos, Kyle, Buda, and Austin — from our offices in San Antonio and San Marcos. Managing units in both metros doesn't mean managing two vendors. If your portfolio needs a standing arrangement beyond call-by-call work, talk to us directly and we'll work out what fits.