Two kinds of foundation
A slab foundation is a concrete slab on the ground. A pier and beam foundation holds the floor frame on piers, with a crawl space below. The Texas Real Estate Commission standard inspection report form asks the inspector to write down the type of foundation first, under Structural Systems, and then to comment on grading and drainage (form REI 7-6, read November 6, 2026). The type matters because repair methods, permit extras and companies differ.
What the city adds for pier and beam
San Antonio Information Bulletin 172 says some foundation repairs have extra requirements, including skirting, ventilation, subfloor access and drainage away from foundations. It says the International Residential Code requires subfloor spaces to have adequate ventilation and subfloor access. Skirting that is removed, repaired or replaced, along with ventilation, subfloor access and drainage, may optionally be included in the engineer's inspection letter, but a City final building inspection is still required for these items.
Who says they do pier and beam work
These companies describe pier and beam repair on their own sites. These are their claims, which we did not check.
- Above All Foundation Repair: pier and beam repair with shimming, joist and beam replacement and crawl space work.
- Hercules Foundation Repair and Remodeling: slab, pier and beam and commercial repairs.
- Motmot Foundation Repair: a page on pier and beam repair.
- Sage FX Foundation & Construction: leveling, shimming and beam replacement for older San Antonio homes.
- StoneHouse Foundation Repair: pier and beam repair.
- Xpert Foundation Repair: pier and beam repair for older homes.
- Darr Engineering: an engineering firm that says it assesses pier and beam foundations.
Questions to ask
- Who handles skirting, ventilation, subfloor access and drainage, and is that in the quote?
- Is a City final building inspection needed for those items, and who schedules it?
- How is the crawl space checked for moisture and drainage before and after the work?
- Who is the Engineer of Record on a pier and beam job, and what will the final letter say?
Frequently asked questions
Does a pier and beam repair need a city permit?
The City of San Antonio bulletin covers residential foundation repairs in general and adds extra requirements for some foundations, including skirting, ventilation, subfloor access and drainage. Ask the city about your job.
Which companies say they repair pier and beam homes?
On their own sites, Above All, Hercules, Motmot, Sage FX, StoneHouse and Xpert say they do. Darr Engineering says it assesses pier and beam foundations. We did not check any of these claims.