Foundation repair in Mission TX - a fix aimed at what's really moving your slab
Cracked brick or a door that suddenly sticks? We find out what's moving first, then repair the slab so you know what you're paying for.
What's behind the cracks, and what does a foundation repair involve?
Foundation repair in Mission, TX treats movement under your house, and on a slab foundation that work often means setting piers underneath to support it. Before any of that, the job starts with finding out what's really moving and why.
Most people call after spotting a crack running through the brick, a gap over a door frame or a door that won't close the way it used to. The price turns mostly on the piers, on what type they are, how deep they go and how easy it is to reach the spots that need them. The schedule turns on how long a careful evaluation takes and on the city's permit wait when your job needs one. Your own figure comes from the estimate, where we go over each part of the job with you.
How we handle foundation repair
Cracks and sticking doors can come from more than one thing, so I look at what else might be behind them before we talk about piers, because some damage gets blamed on the foundation when something else caused it. If you already have an engineer's report, I'll go over it with you and show you what it covers and what it leaves open. Once we agree on the cause, we mark where the slab needs support, dig out beside those spots and set the piers, then backfill, pack the soil back down and clean up before we go.
Foundation movement usually shows up in the masonry above it, so the work often doesn't stop at the slab. When the mortar between your bricks has cracked along the line of the movement, tuckpointing, cutting out the cracked mortar and packing in fresh mortar matched to yours, closes those lines up. If the chimney has cracked or pulled away from the wall as the house shifted, chimney repair puts it back in sound shape.
Why Mission homeowners call Premier Mission Concrete and Masonry for foundation repair
The owner walks every job
I come out to look at every job and give the estimate myself, and a crew lead runs the work on site with our masons while I check in along the way. You hear the plan from the person who made it, and you know who's running your job.
Matching brick repair since 2013
We've been in business since 2013, and we're best known for brick and mortar repair that matches what's already there. Once a slab is steady, that's what keeps the patched cracks from standing out on the front of your house.
Licensed and insured on site
We're licensed and insured. Before anyone digs beside your slab, that's the first thing worth knowing about the crew doing it.
Your lot checked, not assumed
Soil surveys describe some of the ground around Mission as deep, well drained soil on nearly level land, but that doesn't fit every lot. So we look at your yard, its slope and what's planted near the slab before we say what's moving.
On foundation work, getting the cause right matters more than how many piers go in. Call (956) 379-6055 or send us a note to set up a visit.
Book a free on-site foundation estimate
We reply within one business day to set up a visit, and the estimate is free, done on site and comes with no obligation. I'll walk the house with you and explain each part of what I find. Have your address ready, along with any earlier floor-level surveys or engineer reports, so we can go over those together.
Slab and brick repair work
Questions before you book foundation repair
How much does foundation repair cost in Texas?
Foundation repair on a residential slab in Texas usually costs about $4,500 to $15,000 per job, according to a statewide cost guide. That's what the work runs across the state, not our price, and the piers your house needs decide where your job lands. The estimate is where you'll get a real number for your own home.
Does Mission require a permit for slab work?
Yes, the City of Mission's Inspections Division requires a permit for any concrete or asphalt slab with a value of $100 or more. The city's application asks you to allow 3 to 5 business days to pick up a permit, and work that needs one but starts without it faces a double permit fee, possible municipal court citations and the loss of the worker's city registration. When your job needs a permit, we take care of the paperwork with the city and build that wait into the schedule.
What does a lifetime pier warranty cover?
Most lifetime warranties cover the piers themselves, so the contractor comes back to reset a pier that fails, according to a Texas cost guide. They generally leave out areas without piers, new settling caused by plumbing leaks, drainage or trees, and cosmetic repairs such as drywall, brick, tile and paint. Read any warranty you're offered with that list in mind, so you know what would still be yours to fix.
Why might a foundation evaluation take more than one visit?
One floor-level survey, a set of measurements showing how high each part of the floor sits, only captures your slab on the day it's taken, and Texas foundation guidelines say that may not be enough to reach a conclusion. That's why an evaluation may repeat the survey over months or even years, and it's worth allowing that time before a repair starts. If you hire an engineer, ask which level of service you're buying, because the state engineering board found some homeowners didn't realize a Level A inspection is only a report of first impressions.
What happens if I cut down a tree near my foundation?
Removing it may stop the soil under your slab from shrinking, but it can also make that soil swell and rise as it takes on moisture, especially if the tree was there before the house. Texas foundation guidelines note that trees and large shrubs close to a foundation may cause the soil under it to shrink, so there's a risk either way. I'd talk it through before anyone cuts anything.
How do I water around my foundation?
Aim to keep the soil moisture close to even on all sides of the slab, which Texas engineering guidelines say may help. The same guidelines caution against watering too much, so more isn't better. If an engineer has looked at your house, they may give you watering guidance that fits your lot.
Related work after a foundation repair
- Tuckpointing
Once the slab stops moving, the cracked mortar lines in your brick can be cleaned out and refilled so the walls shed water and look whole again.
- Chimney repair
A chimney is heavy and tall, so ground movement can open cracks along it or a gap where it meets the wall, and those let water into the house.