Austin foundation maintenance & repair

Fix the soil first. Save on the repair.

Most foundation movement in Austin comes from dry clay. We stabilize it before anyone sells you piers, and we tell you straight if you don't need a repair at all.

New to this? What is foundation maintenance →

Free on-site assessmentPerimeter measurement and an elevation survey, even if you don't need us.
About 1/10th the cost of a repairOn average, and minor movement often settles once the soil is steady.
A warranty with no fine printThe whole thing fits on one card. Read it below.
Locally owned in AustinSlab, pier and beam, new builds and remodels.

Brick wall split open in a stair-step crack where it meets a cracked porch slab — Our founder's house in Austin, less than two years after a $22,000 repair.

1/10thThe cost of a typical foundation repair, on average

20% offYour install with a maintenance contract

4× a yearMaintenance visits

$0For your assessment

Warning signs

Seeing any of these?

They usually mean the soil under your house is drying out or swelling unevenly. Catching it early is the cheapest time to fix it.

Stair-step crack running through brick mortar under an eave — Stair-step brick cracks
Cracks that zig-zag along the mortar lines.

Drywall crack running from the corner of a door frame, with the trim joint opening — Cracks at door corners
Diagonal drywall cracks and trim joints opening up. Doors often stick too.

Gap opening between two floor planks next to a column — Gaps in the floor
Planks separating, or floors that feel sloped.

Baseboard corner pulled apart with a visible gap — Trim pulling apart
Baseboards and corners separating at the joints.

Drywall crack running up from the corner of a window — Cracks at windows
Cracks running out from window corners. Windows may stick.

Long cracks across a concrete porch slab next to a brick wall — Cracked slabs and porches
Long cracks in the slab, porch or garage floor.

Every photo above is from our founder's own house in Austin. Why this happens →

Get a free assessmentor call

What most repair companies won't tell you

It's almost never the piers. It's the ground under them.

You can keep shimming and replacing piers, but if the clay underneath keeps shrinking and swelling, the house keeps moving. Until you stabilize the soil, or drill all the way down to bedrock, you'll keep having problems.

Read: What is foundation maintenance? →

1/10ththe cost of a typical foundation repair, on average

WarrantyMost repair warranties require steady soil moisture. A maintenance system is how you keep yours valid.

How it works

Water first. Measure. Then decide.

1Free visit
Assess and survey
We measure your perimeter, take a baseline elevation survey, and review any repair quote you already have.
2Install day
Stabilize the soil
A drip system goes in 2–6 inches deep around the house. Quarterly visits keep the moisture steady all year.
3Month 6 and on
Repair only what's left
If readings still show movement, members get repair at cost plus crew rate, under any written quote.

Example elevation survey

Day 1: 1.6 in of differential

Illustrative readings, not a real customer's house.

Your options

Install it once, or let us maintain it.

Every home and system is different, so we price it at your free assessment. Here's how the options work.

One-time install

Install only

We put the system in and hand you the schedule. You run it from there.

Full-perimeter drip system, 2–6 in deep
Backflow preventer and programmable timer
Texas 811 utility locate before we dig
Baseline elevation survey

Install + maintenance contract

20% off your install

Sign up for our quarterly maintenance schedule and your install comes at 20% off. Contract pricing depends on your system and home size, and we go over it in person.

Quarterly visits with elevation readings
Freeze protection every winter
Seasonal timer programming and line repairs
Inspection records that back up your repair warranty
Member repair pricing after 6 months

Last resort · Repair

At cost + crew rate

For maintenance customers after 6 months. Under any written quote you bring us.

Scoped after the soil is steady
Piers, shims and leveling on stable ground
Backed by the warranty below

Repair warranty

This is the whole warranty. There is no page 9.

Covers: Every pier, shim and leveling point we install, and our workmanship.
For how long: As long as you own the house. It transfers to the next owner.
What we do: If a repaired area moves more than ½ inch from our final survey, we correct it at no charge.
The one condition: Keep your maintenance contract active. The soil maintenance is on us.
If you leave: Our workmanship stays covered for 10 years from the repair date.

A maintenance system costs about 1/10th of a typical foundation repair.Find out what yours would cost. The assessment is free.

Get my free estimate →

New construction & remodels

New doesn't mean it can skip maintenance.

New homes and fresh remodels sit on disturbed soil and new grading. That's when a foundation is most likely to move, and when maintenance does the most good.

New buildsInstall at move-in and record a baseline before anything moves.
Builder warrantiesMany include soil-moisture requirements. We keep up with them and keep records.
AdditionsWe cover the full perimeter so old and new foundations stay even.
Builders and investorsAdd a system to every build or flip and hand buyers a maintained foundation.

Get a free estimate

Brick veneer pulled away from the front door frame, with a coil of drip line on the porch — My front door. That coil on the right is the drip line going in.

Why we started
I paid for a lifetime warranty and got a fine-print requirement.

Repair: $22,000Warranty: voidRe-repair quote: $10,000

Less than two years after my foundation repair, the house moved again. The company said the warranty was void because I hadn't been watering my foundation, and offered to fix it for another $10,000.

Their own crew told me a drip system and six months of steady moisture would likely settle it. So that's what we do. Maintenance comes first, and we only win when your house stays level.

Billy Blackburn, founder

Service area

Serving Austin and nearby

AustinRound RockPflugervilleCedar ParkGeorgetownLeanderKyleBudaDripping Springs

Questions

Straight answers.

Is the assessment really free?

Yes. We measure, survey and give you a written estimate. No charge and no obligation, even if you don't need us.

Will a drip system fix my foundation?

For minor seasonal movement it often settles things back close to where they were. For larger movement it reduces how much repair you need. We can't promise either before we see a few months of readings.

My house is brand new. Do I need this?

The first few years on new grading are when movement is most likely. Installing early and recording a baseline is the cheapest time to do it.

Does this work on pier and beam?

Yes. Piers sit in the same clay and the perimeter beam moves with it. Additions on a different foundation type are covered too.

What happens after I submit the form?

We call you within one business day to set up a time for your free visit. That's it.

Find out where your house stands. Free.

Tell us where you are and we'll call to schedule your assessment. Prefer to talk now?

← Back to home Foundation 101 · Start here

What is foundation maintenance?

It means keeping the soil around your house at the same moisture level all year, so the ground under your foundation stops shrinking and swelling. In Austin, that one habit decides whether a foundation repair lasts or has to be paid for twice.

Get a free assessment Call

The short version

Your foundation sits on clay that moves.

Much of Central Texas is built on expansive clay. When it gets wet, it swells. When it dries out, it shrinks and pulls away from your foundation. A house can rise and drop with the seasons, and the edges move the most because they dry out first.

Foundation maintenance stops that cycle. A drip line buried a few inches deep around the perimeter, on a timer, keeps the soil at a steady moisture level. Steady soil means a steady house.

2–6 indeep trench around the house

~18 inout from the foundation

1/10ththe cost of a typical repair, on average

The repair trap

Repairing without maintaining means paying twice.

Shimming, leveling, adjusting piers, even replacing every pier under the house: all of it gets done on the soil as it is that day. In Austin, that soil is usually dried out and shrunk.

1. Summer droughtThe clay shrinks and one side of the house drops.

2. The repairThe crew shims and levels the house on shrunken soil.

3. Rain returnsThe clay swells back up under shims that are now too tall. The house tips the other way.

It's almost never the piers that fail. It's the ground beneath them. You can keep shimming and replacing piers, but until you stabilize the soil, or drill all the way down to bedrock, the movement comes back.

Repair without stabilizing the soil, and the ground keeps moving after the crew leaves. That's how a "fixed" house ends up with new cracks a year later, and why so many repair warranties require you to water your foundation. Fixing the house without fixing the soil sets you up to pay for the same repair again.

Which one are you?

Two reasons to call us today

Already repaired

Protect the repair you paid for

Many foundation warranties are void if you don't keep the soil watered. It's usually in the fine print. A maintenance system keeps your soil steady, keeps your repair level, and gives you inspection records if you ever need to make a warranty claim.

Keeps the house where the repair put it
Quarterly inspections with elevation readings
The one step that keeps most repair warranties valid

Thinking about repair

Try maintenance first

Got a repair quote? Unless it flags something urgent, stabilize the soil first. Give it about six months of steady moisture, then survey again. Minor movement often settles back on its own, and if you still need a repair, it's smaller and it holds.

About 1/10th the cost of a typical repair, on average
Baseline survey now, re-survey in 6 months
Repair only what's actually left

What you get

What a maintenance system includes

Utility locate. Texas 811 marks your lines before we dig.
Perimeter trench. A narrow trench 2–6 inches deep, about 18 inches out from the foundation, all the way around. Slab, pier and beam, or both.
Drip line and timer. Low-flow line, a backflow preventer and a programmable timer on your hose bib.
Baseline survey. Elevation readings across the house so we can measure what changes.
Ongoing care (maintenance contract). Quarterly visits, seasonal schedule changes, line repairs and freeze protection every winter. Contract customers get 20% off the install.

Real examples

What soil movement looks like

All from one Austin house: our founder's.

Brick pulled away from the front door frame — Brick pulling away from the door frame

Stair-step crack in brick under the eave — Stair-step crack in the brick

Cracks across the porch slab — Porch slab cracking

Drywall crack at a door corner — Drywall crack at a door

Steady the soil before you spend on repairs.

Whether you just paid for a repair or you're about to, start with a free assessment. Call today or send your info and we'll call you.

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Privacy policy

Last updated October 2026

What we collect

When you request an estimate, we collect your name, phone number, email, property address, and how you found our site (for example, which ad you clicked).

How we use it

We use it only to contact you about your estimate, schedule your assessment, and provide our services. By submitting the form you agree we may call, text or email you about your request. Reply STOP to any text to opt out.

What we never do

We never sell or rent your information. We share it only with service providers that help us run the business, such as our website host and phone system.

Your choices

To see, change or delete your information, call or text .

Get your free foundation estimate

Fix the soil first. Save on the repair.

Seeing any of these?

Stair-step brick cracks

Cracks at door corners

Gaps in the floor

Trim pulling apart

Cracks at windows

Cracked slabs and porches

It's almost never the piers. It's the ground under them.

Water first. Measure. Then decide.

Assess and survey

Stabilize the soil

Repair only what's left

Day 1: 1.6 in of differential

Install it once, or let us maintain it.

This is the whole warranty. There is no page 9.

New doesn't mean it can skip maintenance.

I paid for a lifetime warranty and got a fine-print requirement.

Serving Austin and nearby

Straight answers.

Find out where your house stands. Free.

What is foundation maintenance?

Your foundation sits on clay that moves.

Repairing without maintaining means paying twice.

Two reasons to call us today

Protect the repair you paid for

Try maintenance first

What a maintenance system includes

What soil movement looks like

Steady the soil before you spend on repairs.

Privacy policy

What we collect

How we use it

What we never do

Your choices