Foundation repair in Converse, Live Oak and Universal City

Why homes move here

The east side of Bexar County has more clay than the hills to the north and west. Clay swells and shrinks with the weather, and a slab on it moves. In neighborhoods that are 50 or 60 years old, that movement has had decades to add up, and it often shows as cracked brick, sloping floors and doors that no longer square up.

Common causes here

• Clay that cycles between wet and dry
• Mature oaks and other large trees close to older slabs
• Old drain lines under the slab that have cracked or corroded
• Gutters that were never added, or no longer drain away from the house
• Additions built on a different footing than the main house

Older homes

Homes from the 1960s and 1970s were built before many current practices. Drain lines under the slab may be cast iron, which can corrode and leak, and a leak under a slab can wash out or soak the soil. Ask for a plumbing test as part of any inspection. Additions such as a garage conversion or a sunroom are also common places for cracks, because the new part may move differently from the old.

Military moves and quick sales

Randolph, part of Joint Base San Antonio, sits next to Universal City, and many homeowners here are on a military timeline. If you must sell within months, read buying or selling a home with foundation problems. A written inspection, a repair plan and a transferable warranty make a sale easier.

Three cities, three ages of housing

• Universal City was first platted in 1931 and incorporated in 1960. It is mostly in Bexar County, with a small part in Guadalupe County, and it sits next to Randolph Air Force Base.
• Converse is in eastern Bexar County, about 15 miles northeast of downtown San Antonio. It grew from about 8,900 people in 1990 to 27,466 at the 2020 census, so it mixes older streets with much newer subdivisions.
• Live Oak is a Bexar County city of about 4.7 square miles. It had 15,781 people at the 2020 census and is split between two school districts.

In these three cities, the age of the neighborhood matters as much as the town name. An older home may need a plumbing test and a look at additions, while a newer one may still be under a builder warranty.

Getting ready for a move

If a move is coming, start early. Book the inspection, keep the written findings, and get two or three quotes. Even if you decide not to repair before you sell, having the paperwork ready helps buyers and agents understand what they are looking at.

Nearby towns

Homeowners next door can request an inspection too: Schertz and Selma, Cibolo, Garden Ridge. See the full service area.

Along I-35 and useful guides

Next along the corridor: Schertz and Selma and Cibolo. Before you call anyone, read which cracks matter and what foundation repair costs.

Last updated October 2026.