Foundation repair in Cibolo, TX

Why homes move here

Cibolo sits on clay that holds water and shrinks hard in a drought. The lots are mostly flat, so water drains slowly and tends to sit beside a slab after a storm. Wet on one side and dry on the other is the combination that tilts a house.

Common causes here

• Heavy clay that cycles between wet and dry
• Flat lots where water collects beside the house
• Fill used to build up the pad, if it was not compacted evenly
• Trees planted close to the slab
• Irrigation that waters one side more than the other

Newer homes

If your house is only a few years old, start with the builder. Most builders give a structural warranty for a period of years, and the terms vary. Read yours. Some require you to file a claim before any outside work, and outside work can affect coverage. Keep dated photos and measurements of anything that changes.

Soil reports and fill

Many subdivisions had a soil study done before building. The builder, the developer or the city may have a copy. A soil report tells the inspector what the ground is made of and what the slab was designed to handle, which is a better starting point than guessing.

Cibolo Creek

Cibolo Creek runs through the area. Check whether your lot sits near a mapped floodplain, and where your yard drains during heavy rain. See drainage and soil moisture for the fixes that cost the least.

A fast-growing town on Cibolo Creek

• Cibolo is in western Guadalupe County, on the north side of Cibolo Creek. A small part of the city crosses a bend of the creek into Bexar County.
• The city grew from 3,035 people in 2000 to 32,276 at the 2020 census, so many homes here are newer.
• Cibolo voted to become an independent township in 1965. The older part of town grew up around the railroad, and the store and post office there date to the 1800s, so a few much older homes sit alongside the new subdivisions.

So in Cibolo, start with the paperwork: the original soil report is often the most useful document. Homes close to the creek should pay close attention to where yard water goes after a storm.

What to track before an inspection

On flat lots, problems often show up slowly. Mark the ends of any cracks with a pencil and the date, photograph door gaps and note which doors stick and when. After a heavy rain, walk the yard and photograph where water stands. Bring all of it to the inspection. It helps the inspector tell seasonal clay movement from settling that keeps going.

Nearby towns

Homeowners next door can request an inspection too: Schertz and Selma, Converse, Live Oak and Universal City, New Braunfels. See the full service area.

Along I-35 and useful guides

Next along the corridor: Schertz and Selma and Converse, Live Oak and Universal City. Before you call anyone, read which cracks matter and what foundation repair costs.

Last updated October 2026.