Home Repairs in La Vernia, TX

What we repair

Most repair requests start with one item and grow into a short list. These are the repairs we take on:

• Drywall: holes, cracked seams, stained ceilings and patches matched to the texture around them.
• Doors and trim: doors that stick or won’t latch, replacement slabs, casing, baseboard and crown.
• Siding and fascia: cracked or soft boards, loose panels and damaged soffit.
• Rot repair: decayed wood at sills, door frames, porch posts and siding.
• Storm damage: wind and hail damage to siding, trim, fascia, soffit and fences.
• Small carpentry: stair rails, shelving, loose deck boards.
• Punch lists before you list a house.
• Repairs from a buyer’s inspection during a sale.

If a room needs more than a repair, our bathroom remodeling and kitchen remodeling pages cover full renovations.

Drywall, doors and trim

Damaged drywall usually has a cause worth knowing. A crack running up from the corner of a door frame often points to ordinary movement in the house, while a brown ring on a ceiling means water got in somewhere above it. We find the cause, cut out the damaged section, hang and finish new board, and match the existing texture so the patch blends in once it is painted.

When a leak caused the damage, the source is fixed first. Plumbing corrections are done by a plumbing contractor as Texas requires, and that scope is planned into the estimate. Wet insulation and soaked board come out before anything new goes in.

Doors that rub, won’t latch or show daylight at the edges are common in older homes and wherever a foundation has shifted. Sometimes shimming a hinge or moving a strike plate is enough; other times the frame is out of square and the door must be rehung or replaced. Trim repairs cover baseboard, casing, window stools and crown, including matching an existing profile.

Siding, fascia and rotted wood

Exterior wood takes a beating from sun, lawn sprinklers and rain pouring off a roof with no gutters. Rot shows up in predictable spots: door frame bottoms, window sills, the lowest row of siding, porch posts and fascia behind an overflowing gutter.

A lasting rot repair goes past the visible soft spot. We remove decayed material back to solid wood, check the sheathing or framing behind it and replace what can’t be saved. Then we address the water source where we can, such as a missing drip cap over a window, an open joint at a sill or a sprinkler aimed at the wall. New wood is primed, caulked and painted to blend in.

With siding, we replace damaged boards or panels and match the existing profile as closely as we can. Some older products have been discontinued, so we agree on the closest match with you before ordering.

Selling a house: punch lists and inspection repairs

Before you list

A walk-through before listing shows you the house the way a buyer will see it. Chipped trim, a door that won’t stay closed, a hole behind a missing doorstop and a soft porch board are each small, but together they shape a first impression. Send your list or your agent’s, and we will price each item separately.

After the buyer’s inspection

An inspection report can run many pages, and the buyer’s repair request usually carries a deadline set by the sales contract. We work from the report pages or the repair list and separate what we handle (carpentry, drywall, siding, doors and trim) from items for other trades and anything that needs a closer look before pricing. Electrical and plumbing items can be planned into the same estimate.

How a repair estimate works

1. Send your list. Use the estimate form or call, with the address, a short description of each item and a few photos.
2. We look at the work, checking for hidden damage, measuring and confirming materials.
3. You get an itemized estimate, with each repair on its own line so you can approve all or part of it.
4. Materials are ordered. Special-order doors, trim and siding are bought after you approve.
5. The repairs are done, and we go over the finished list with you.

A repair’s permit question turns on two things: the property’s location and which parts of the house the work opens up. Inside La Vernia city limits, the city counts interior or exterior work on the main structure, such as replacing windows or moving walls, as a remodel, and Bureau Veritas, the city’s inspection company, inspects permitted work before framing, insulation or wiring is covered with drywall. Out on county land, Wilson County’s permit list is short: development, septic and driveway permits. Inside Seguin, Schertz or Cibolo city limits, each city’s own building department issues permits. When one is needed, your project’s permit is applied for before work starts. Who issues what is laid out in our La Vernia and Wilson County permits guide.

Repair work around La Vernia

Repair crews head out from 208 Forrest Road, La Vernia, TX 78121, to houses in town and in surrounding Wilson, Bexar and Guadalupe county communities, including Floresville, Seguin, St. Hedwig and Adkins, Stockdale and Schertz and Cibolo.

If a repair grows into a bigger plan, like adding a room or replacing a rotted porch with a covered patio, see home additions and patio covers and outdoor living, or see our projects.