Let’s talk about something most homeowners overlook until it’s too late: alkali-silica reaction (ASR)—and how water exposure, especially from pools and irrigation systems, can quietly turn your concrete into a ticking time bomb.

As someone who walks Steiner Ranch homes daily, I’ve seen the subtle warning signs buyers miss and the red flags that come up in inspections. If you're planning to buy, sell, or renovate in Steiner Ranch, this is one issue you want on your radar.

What Is ASR—and Why It Matters in Steiner Ranch

Alkali-silica reaction (ASR) is a chemical reaction that occurs when moisture interacts with reactive silica in concrete. It causes the concrete to expand, crack, and lose structural integrity over time. It’s often called "concrete cancer," and for good reason—once it starts, it's hard to stop.

In Steiner Ranch, we’re especially vulnerable due to:

1. Frequent irrigation and pool water exposure

2. High heat cycles that accelerate expansion

3. Concrete Supply Issues - prominent throughout Central Texas especially between 2017-2023

Where ASR Shows Up Most Often

In my experience, here’s where you’re most likely to see early ASR damage in a Steiner Ranch home:

1. Pool decks (especially those 2017-2023)

2. Driveways

3. Covered patios with improper drainage

4. Walkways with persistent water pooling

If your concrete surfaces are showing spider-web cracking, chalky residue, or strange uneven lifting, that’s not just cosmetic—it might be structural.

Why Pool Decks Are a Major Culprit

Pool decks are constantly exposed to water. In Steiner Ranch, with our hot summers and heavy irrigation schedules, that water seeps in fast—and stays.

Here’s what makes it worse:

1. Frequent use keeps the surface wet

2. Improper sealing allows water to penetrate deep into the slab

3. Sun exposure triggers thermal expansion that accelerates the reaction

4. Porous finishes used on older decks absorb water like a sponge

Over time, that creates the perfect environment for ASR to thrive.

How I Help Steiner Ranch Sellers Get Ahead of ASR

This is where strategy matters. ASR damage can affect appraisals and turn buyers off during inspections—but I’ve helped sellers get ahead of the problem in a few key ways:

1. Pre-listing inspections that catch it early

2. Partner contractors who specialize in remediation

3. Disclosure strategies that preserve buyer trust

4. Marketing positioning to help buyers see long-term value (and how to fix it right)

If you’re thinking of selling a home with ASR-prone concrete, don’t wait until it comes up in negotiations. I’ll help you handle it proactively.

How Buyers Can Spot (and Handle) ASR Before It’s a Problem

For buyers looking at Steiner Ranch homes—especially those with pools or large patios—here’s what I recommend:

1. Always check sloped walkways and deck joints for uneven gaps

2. Look at cracking patterns—map cracking or starbursts are red flags

3. Ask when the concrete was poured (older = higher risk)

4. Consider a structural engineer if the home is 15+ years old and has concrete issues

And if you're buying off-market through me, I make sure these checks happen before you're emotionally committed.

Off-Market Advantage: Why ASR Isn’t a Dealbreaker When You Work With Me

Here’s the thing most agents won’t tell you: ASR can be managed, and the best homes often come with quirks like this.

With off-market access, you get:

1. Negotiation room others don’t have

2. Time to inspect and evaluate repairs without the pressure of MLS bidding wars

3. Contractor access to get real repair estimates upfront

Most importantly, you get to make a smart, informed decision—not a rushed one.

Real Case Study: Turning a Cracked Pool Deck Into an Opportunity

One of my clients found a home with visible ASR on the pool deck. Instead of walking away, we:

1. Got a specialized quote for resurfacing

2. Negotiated $150K off the price

3. Had the work done before move-in

That same home is now one of the best outdoor living setups in Steiner—and the buyers built $50K+ in equity in under a year.

When to Resurface vs. Replace: Quick Tips for Homeowners

If you're already seeing concrete issues, here’s how to approach it:

Resurface:

1. Minor cracking

2. Good underlying structure

3. Budget-conscious fix (~$4–10/sq ft)

Replace:

1. Deep cracking or surface upheaval

2. ASR confirmed by inspection

3. Long-term investment plan

Always seal concrete every few years—especially around pools.

Thinking About Selling in Steiner Ranch?

If you’re prepping to list and you’ve got concrete concerns, let’s talk early. I’ll help you:

1. Assess what needs fixing (and what doesn’t)

2. Connect with trusted vendors

3. Market the home in a way that builds buyer confidence

Whether it’s minor cracking or a full resurface, I’ve been there. I know what buyers ask, how inspectors think, and how to turn problems into proof of value.

FAQ Section

What is ASR and why should Steiner Ranch homeowners care?

ASR, or alkali-silica reaction, is a chemical reaction in concrete that causes expansion and cracking. With our climate and irrigation needs in Steiner Ranch, ASR is a real concern—especially around pools and patios.

Can a pool deck with ASR be repaired?

Absolutely. Resurfacing is often possible, and in more serious cases, replacement may be needed. I’ve helped clients navigate both—and negotiate cost-effective solutions.

Does ASR impact home value in Steiner Ranch?

It can, but it doesn’t have to. With early detection and the right repair approach, it’s manageable. I help sellers turn this into a negotiation edge, not a liability.

Should buyers avoid homes with visible concrete cracking?

Not necessarily. Cracks aren’t always ASR, and even if they are, it’s about knowing the extent and the fix. I’ll guide you through it and make sure the numbers make sense.

How can I prevent ASR on my pool deck?

Seal your concrete every 2–3 years, maintain proper drainage, and avoid excessive watering near slabs. And when in doubt—get it checked.

How does Matt help with ASR issues?

I offer a full approach—pre-inspections, local contractor referrals, honest marketing, and negotiation strategy. ASR doesn’t scare me, and it won’t scare off your buyer when we handle it right.

About the Author

Matt van Winkle is a top real estate expert in Steiner Ranch, Austin, known for his off-market home strategies, local expertise, and honest guidance. As the founder of The Leverage Team, Matt helps buyers and sellers navigate complex situations like ASR, foundation concerns, and pre-listing repairs with confidence. He’s not just another agent—he’s the go-to resource for strategic real estate moves in Steiner Ranch. Whether you're upgrading, relocating, or investing in this tight-knit community, Matt knows the ins, outs, and in-betweens of every home that hits the market—and plenty that never do.