If you've lived in Steiner Ranch long enough, you’ve probably heard whispers about Alkali-Silica Reaction—or ASR for short. It’s a hidden troublemaker, especially in pool decks and driveways, quietly eating away at concrete over time. But here’s the question every homeowner with spiderweb cracks and surface spalling wants answered: Can ASR actually be fixed?

As someone who’s helped countless buyers and sellers navigate these issues right here in Steiner Ranch, I’m breaking it down—with practical insight, real repair strategies, and how I help clients stay ahead of problems like these.

What Is Alkali-Silica Reaction (ASR)?

ASR is a chemical reaction between the alkalis in cement and reactive silica found in some aggregates. When moisture gets in, this combo produces a gel that expands—cracking, pushing, and breaking your concrete from the inside out. Think of it as concrete’s version of internal rust.

In a neighborhood like Steiner Ranch—where luxury poolscapes and outdoor living areas are standard—ASR isn’t just cosmetic. It affects resale value, safety, and the long-term integrity of your home.

Is ASR Common in Steiner Ranch?

Short answer: Yes.

Steiner Ranch’s limestone-heavy soil, combined with older construction materials used in the early 2000s boom, means we’ve seen a good number of ASR cases. In fact, several inspections I’ve coordinated for buyers and sellers have flagged ASR in pools. Those built between 2017-2023 are most at risk.

Can ASR Be Repaired or Fixed?

Yes—but with nuance. You can’t "reverse" ASR, but you can stop it from getting worse and repair the damage it’s already caused.

Here are the most common repair options:

1. Topical Silane/Siloxane Sealers: Prevent moisture intrusion. Best for early-stage ASR.

2. Epoxy Injection: Fills cracks and restores structural integrity. Effective but temporary if ASR is ongoing.

3. Concrete Overlays: Resurface damaged areas. Looks great, but won’t fix underlying chemistry.

4. Full Removal & Replacement: The most permanent solution. Often the best choice for severely damaged pool decks or driveways.

If you're unsure what's right for your home, I can connect you with ASR-savvy inspectors and contractors I trust locally.

What’s the Cost to Fix ASR in a Pool Deck?

Costs vary wildly based on the damage. Here’s a rough Steiner Ranch-specific breakdown:

1. Sealants: $2–5 per square foot

2. Crack Injection: $10–20 per linear foot

3. Overlays: $6–12 per square foot

4. Replacement: $15–30+ per square foot

Keep in mind: These repairs can be a negotiating point when buying or selling. I’ve helped clients price accordingly and even use the presence of ASR to their advantage in negotiations.

How I Help Buyers and Sellers Deal with ASR

Whether you’re prepping your Steiner Ranch home for market or considering buying one, ASR shouldn’t catch you off guard. I take a proactive approach:

1. Pre-listing inspections to identify red flags early

2. Access to trusted vendors for real-world, local repair bids

3. Negotiation strategies that factor in concrete damage and fix timelines

4. Off-market opportunities where sellers are looking to quietly offload homes needing repairs

ASR doesn’t mean a deal-breaker—it just means strategy. And that’s where I bring the edge.

Can ASR Affect Home Value in Steiner Ranch?

Absolutely—but how much depends on:

1. Severity of visible damage

2. Location (pool deck vs. foundation)

3. Buyers’ perception (and inspector’s opinion)

4. Market conditions (seller’s vs. buyer’s market)

In most cases, fixing it pays off, especially in Steiner Ranch where buyers expect top-tier outdoor living spaces.

Thinking of Selling in Steiner Ranch?

Don’t let ASR scare you off. With the right prep and guidance, you can sell confidently—even with concrete issues.

Curious what your home might sell for, even with repairs? See how I help Steiner Ranch sellers get ahead of the market.

Or want access to off-market homes with repair potential and room for equity upside? Learn how to get early access here.

FAQ Section

What is ASR and why is it a problem in pool decks?

ASR (Alkali-Silica Reaction) is a chemical reaction that causes concrete to crack and deteriorate from within—especially dangerous in moisture-heavy areas like pool decks.

Can you permanently fix ASR?

While ASR can’t be reversed, it can be halted and repaired. The key is early detection, proper sealing, and in some cases, full concrete replacement.

Is ASR covered by homeowners insurance?

In most cases, no—ASR is considered a long-term material degradation, not sudden damage. But some home warranties may offer partial coverage.

Should I buy a home with ASR?

It depends on the extent of the damage. With proper due diligence and repair estimates, ASR doesn’t have to be a deal-breaker.

Do I need to disclose ASR when selling?

Yes. In Texas, sellers must disclose known material defects—including ASR. But with the right strategy, disclosure doesn’t mean lost value.

About the Author

Matt van Winkle is the leading real estate expert in Steiner Ranch, Austin—trusted by discerning homeowners, luxury buyers, and families relocating to one of Austin’s most sought-after communities. Known for his off-market access, deep local relationships, and strategic marketing, Matt helps clients buy and sell with confidence—even when complex repair issues like ASR are in play.

With hundreds of successful transactions in the neighborhood, Matt is the go-to source for accurate pricing, market strategy, and trusted referrals. If you're looking for the real story behind the homes in Steiner Ranch, you’re in the right place.