Longview, TX Foundation Repair Guide: Soils & Piers (2026)

Updated October 24, 2026. This guide is general information, not legal or engineering advice. Rules change, so confirm with the agency listed before you start work.

Quick reference

Topic	What to know	Source
Population	Longview: 81,638 (2020 census); Gregg County seat, small part in Harrison County	Wikipedia (U.S. Census)
Mapped soils	Kirvin, Sacul, Bowie, Cuthbert, Lilbert and others, many as "Urban land complex"	City of Longview GIS (USDA SSURGO)
Subsoil	Kirvin and Cuthbert subsoils run 35 to 60% clay; Sacul has slow permeability and a seasonal high water table 2 to 4 ft down	USDA NRCS soil series descriptions
Bottomlands	Estes clay: smectitic, with slickensides, on floodplains	USDA NRCS (Estes series)
Rainfall	About 48 in. of precipitation a year; July highs average about 94°F	NOAA normals via Wikipedia
Terrain	Gently sloping to hilly; streams drain to the Sabine River	Texas State Historical Association
State license	Texas has no state license for general or foundation contractors; its residential construction commission closed in 2010	Wikipedia (TRCC); KUT
City permits	Development Services, 410 S. High St.; contractors register with the city	City of Longview
Engineer guidelines	ASCE Texas Section guidelines for evaluating and repairing residential foundations (Version 3, 2022)	ASCE Texas Section

Why do Longview foundations move?

Longview isn't the black, deeply cracking clay prairie of Central Texas, but its soils still give foundations plenty to deal with. The soil layer published on the City of Longview's GIS, drawn from USDA's SSURGO data, maps the city mostly as Kirvin, Sacul, Bowie, Cuthbert and Lilbert soils, many labeled "Urban land complex" where they've been built over. USDA's official descriptions show a common pattern: a sandy or loamy surface over a clayey subsoil. Kirvin and Cuthbert subsoils run 35 to 60 percent clay, and Cuthbert is described as slowly to moderately slowly permeable. Sacul's subsoil is described as very firm, plastic clay with slow permeability, and a seasonal high water table 2 to 4 feet below the surface in late winter and spring in most years.

On creek and river bottoms the soil changes again. The city's map includes Estes clay, which USDA classifies as smectitic (the clay family known for shrinking and swelling), with slickensides in the subsoil, on floodplains that commonly flood. Its type location is in neighboring Harrison County, near a Sabine River bridge.

Weather and terrain finish the job. Longview averages about 48 inches of precipitation a year, with July highs averaging about 94°F. The Texas State Historical Association describes Gregg County as gently sloping to hilly, with streams draining to the Sabine. Put those together and you get houses on sloped lots where water moves quickly through sandy topsoil, slows at the clay, and keeps one part of the foundation wetter than another, followed by summers that dry the ground out.

Settlement, heave or seasonal movement?

Settlement is part of the foundation dropping, often at a corner or edge where soil has dried, softened, washed or was poorly compacted. Piers are the usual repair.
Heave is part of the foundation rising, often in the middle of a slab, because soil has gotten wetter, as from a plumbing leak. Finding the water is the fix, not edge piers.
Seasonal movement is the house rising and falling with wet and dry periods. Steadier moisture around the house reduces it.

Floor elevation readings, ideally compared across seasons, are the best way to tell them apart. The ASCE Texas Section notes that a floor tilt greater than about 1 percent is usually noticeable.

What are the repair options?

Slab homes that have settled are usually supported with piers under the perimeter beam: pressed concrete, steel push, helical or drilled piers. Pier-and-beam homes are often leveled from the crawl space by re-shimming, adding or resetting interior piers, and repairing rotted sills and beams. Either way, water control around the house is part of a repair that lasts. The ASCE Texas guidelines recommend testing water and sewer lines for leaks when a repair includes lifting, and suggest grading that falls about 5 percent away from the foundation where practicable. See our pier comparison for more on pier types.

How should I compare bids?

A floor elevation map and a plain explanation of what's causing the movement
A drawing showing where each pier goes and why
Pier type and typical depth reached on nearby homes
Whether you'll get a pier log for each pier
Whether a plumbing leak test is included before lifting
What drainage work is included or recommended
Who requests utility locates through Texas 811 and who pulls the permit
Warranty length, what it covers, and whether it transfers to a buyer

What licenses and permits apply?

Texas doesn't issue a state license for foundation repair or general contracting. The Texas Residential Construction Commission, which once registered builders and remodelers, wasn't renewed in the 2009 sunset review and closed in 2010. That puts more of the checking on you: references, written plans and warranty terms.

In Longview, the Development Services department at 410 S. High St. includes the Building Inspection division and handles building permits, and contractors register with the city through its permitting system. Ask whether your repair needs a permit. Kilgore, White Oak, Hallsville and other towns run their own permits.

Engineers are licensed. The ASCE Texas Section's guidelines, written for engineers, say evaluation and repair design should be done by a professional engineer licensed in Texas. You can check a license with the Texas Board of Professional Engineers and Land Surveyors.

What can I do myself?

Keep gutters clear and carry downspouts well away from the house
Make sure soil falls away from the foundation on every side, especially uphill
Keep crawl space vents and drains clear so water can get out
Watch your water bill for unexplained jumps
Keep a dated log of cracks and sticking doors

Common questions

Why do Longview foundations move if the soil looks sandy?

Many Longview soils have a sandy or loamy top layer over a clayey subsoil that drains slowly. Water collects at that clay layer, and with about 48 inches of rain a year and hot summers, the soil under a house can change unevenly.

Does a foundation repair company need a license in Texas?

No state license exists for foundation repair or general contracting in Texas. In Longview, ask whether the contractor is registered with the city and who will pull any needed permit.

Should I hire an engineer?

It's worth considering for a big repair, a home sale, or bids that disagree. Verify the engineer's license with the Texas Board of Professional Engineers and Land Surveyors.

Longview foundation repair guide (2026)