The Challenge: A 1920s San Antonio Bungalow
A homeowner in the Lavaca neighborhood of San Antonio contacted us after noticing sloping floors, cracked plaster, and a sticking front door in their 1920s wood-frame bungalow. Like many historic Texas homes, this house sat on a shallow pier-and-beam foundation — common for pre-1950 construction — that had settled unevenly over a century of expansive clay soil movement. Previous owners had also removed a wall and added a bathroom without permits, leaving the structural load paths in question. The goal was to level the floors, stabilize the foundation, and restore the wall opening — all while preserving the home historic character and staying within the Secretary of the Interior Standards for Rehabilitation.
Step 1: Inspection and Diagnosis
Our licensed PE engineer performed a full structural inspection. We mapped floor elevations with a laser level and found up to 2.5 inches of slope across the living room. In the crawlspace, we found original cedar piers that had rotted at the soil line, a cracked girder under the bathroom addition, and the removed wall had been load-bearing — its load was now carried inadequately by a single 2x10 spanning too far. We identified the root causes: pier deterioration from poor crawlspace drainage, uneven settlement from the expansive clay, and the unpermitted structural modification. The diagnosis was documented in a written engineering report with photographs and measurements.
Step 2: Structural Repair Design
We engineered a three-part repair. First, the foundation: we designed new reinforced concrete piers drilled to a depth of 8 feet — below the active clay zone — at 6-foot intervals along the girder line, with adjustable steel pier caps to allow fine leveling of the floor system. Second, the framing: we specified a new pressure-treated Southern Pine girder to replace the cracked one, sized to carry the bathroom and roof loads, and sistered deteriorated floor joists with new 2x8 members. Third, the wall opening: we designed a concealed steel W6x9 beam within the ceiling cavity to safely replace the removed load-bearing wall, with support posts hidden in the closet walls — preserving the open floor plan without visible structural elements.
Step 3: PE-Stamped Plans and Permit
We prepared complete PE-stamped structural plans — foundation plan with pier locations and depths, framing plan with beam and joist sizes, connection details, and the steel beam design. The plans were submitted to the City of San Antonio Historic Preservation Office and Building Department. Because the home was in a historic district, the repair design had to be reviewed by the Historic Design Review Commission. Our plans were designed to be minimally invasive and reversible — key requirements for historic properties — and passed review on the first submission. The permit was issued within three weeks.
Results and Lessons for Historic Home Owners
The contractor leveled the floors within 1/4 inch of level, installed the new foundation and framing, and built the concealed steel beam. The home is now structurally sound, the floors are level, and the historic character is preserved. The key lessons for owners of old Texas homes: (1) Always start with an independent engineering inspection — do not let a contractor sell you a repair system before you know the actual problem. (2) Historic homes often have unpermitted modifications that created hidden structural risks — a PE can identify these. (3) Repairs can be designed to preserve historic character while meeting modern code. (4) PE-stamped plans are required for the permit and protect you legally. If you own a historic Texas home with structural concerns, call (833) 598-1772 for a free consultation.