Service Area

Ann Arbor

Located in Washtenaw county

Are you looking for help with foundation repair, basement waterproofing, or crawl space encapsulation in Ann Arbor? Foundation Systems of Michigan is one of Michigan’s largest and most trusted home repair companies. We specialize in repairing foundations, wet basements and damp crawl spaces. Our motto is “Less than Exceptional is Not Acceptable” and we stand behind that with our highly-experienced inspectors and crews, proven products, transferable warranties and interest-free financing. You can trust that you’re getting the best solution for your home, no matter what the problem.

See what our Ann Arbor customers are saying!

Does Your Foundation Need Repairing?

Foundation Systems of Michigan is trained and skilled in the latest foundation repair techniques. We can effectively repair any settlement-related problem, from foundation cracks, bowing basement walls, uneven floors - you name it, we can fix it.

We offer a wide range of foundation and structural repair solutions, such as:

  • Helical/slab piers
  • Wall anchors
  • Foundation underpinning

Most foundation repair jobs take less than a week to complete and our services include a detailed written estimate and many of our products include a written warranty.

foundation repair

Crawl Space Encapsulation for a Dry, Safe Home

Do you have a damp, nasty crawl space below your home? How about musty odors inside your home or cold floors over your crawl space? Foundation Systems of Michigan solves these problems with our state-of-the-art crawl space encapsulation system.

We install the VaporLoc Elite® moisture barrier on the crawl space floor to eliminate excess moisture and musty smells. Crawl space insulation is added to the walls for added comfort and energy efficiency. What you get is a dry, usable crawl space and improved comfort and healthier air inside your home.

We offer a full range of crawl space repair solutions in Ann Arbor, including:

  • Crawl space dehumidifiers
  • Crawl space sump pumps
  • Crawl space drainage systems
  • Crawl space doors and access wells
  • Crawl space structural supports

Our Basement Waterproofing Specialists are Here for You

If you have a damp, leaky basement or issues with basement flooding, Foundation Systems of Michigan is your expert for a proven, cost-effective basement waterproofing solution. No matter what’s causing your wet basement problem, we can fix it! We’ll inspect your home inside and out and design and install a waterproofing system to meet your needs.

Having a wet or leaky basement is not only an inconvenience, but the moisture, dampness and mold caused by the water can lead to health problems and added repair expenses. That’s why we offer a full range of basement repairs and waterproofing solutions designed to tackle the problem:

  • Sump pumps
  • Interior drainage systems
  • Wall and floor crack repair
  • Dehumidifiers
  • Gutter downspout extensions
  • Vapor barrier
  • Insulated basement wall panels

Our AquaStop® Basement Waterproofing System doesn't require excavation, can typically be installed in just two days and includes a transferable lifetime warranty! Contact us to learn more and get a free basement inspection and repair estimate.

basement waterpoofing

Why Choose Us?

Since 2007, Foundation Systems of Michigan has been Michigan's most trusted foundation repair contractor. We have grown and continue to grow as a leader in the industry because of our outstanding reputation. We have earned this reputation year after year, one job at a time, and we work hard every day to maintain that reputation. We don't just fix foundations - we help people. Restoring your peace of mind, and protecting your home.

Foundation Systems of Michigan, Inc. BBB Business Review

Better Business Bureau A+ Rating

Professionally Trained Staff

2019 Angie's List super service award for FSM

Angie's List Super Service Award Winner

Commitment to Customer Satisfaction

FSM exceptional customer service

Schedule a Free Estimate

Please fill in the information below to setup your FREE ESTIMATE! A member of our team will call you to confirm the details and walk you through the process.

Please Note: You must be the Homeowner to receive our Free Estimate.

Work orders from Ann Arbor

Green Road in Ann Arbor
Cracks in floor and water in basement when doing laundry.

Fairway Park Dr in Ann Arbor
Basement damp, recurring mold issues. Eventually plan to finish basement but want to make sure all moisture/water issues and foundational issues are addressed first.

Blaney Dr in Ann Arbor
Several cracks in foundation and bad concrete work in basement is causing flooding during rain storms.

Watershed Drive in Ann Arbor
New home owner. Would like evaluation and recommendation for keeping walkout basement dry and fresh smelling. Planning to drywall soon - am especially interested in VaporLoc. Thank you!

steeplechase Dr. in Ann Arbor
Basement moisture issues on two walls. It is a rental property and I am just now noticing that there are some minor cracks in the exterior foundation at the corner of the house where the gutters have been leaking and the driveway is pitched toward the house in that area as well. I am planning to replace gutters and have the asphalt repaired. I would like someone to take a look at the cracks. Thanks.

Jackson Ave in Ann Arbor
We noticed puddles of water in our basement during some rains. There appears to be no water on the walls or window wells, just on the floor where the floor meets the wall.

Glendale Circle in Ann Arbor
Leaking kitchen faucet resulting in water leaking down to the basement level. Interested in survey of ceiling to see if there might be mold growth.

W Loch Alpine Dr in Ann Arbor
About to purchase this home, the inspector noticed some significant stair step cracks in the foundation underneath where the deck has ledger board pinned to the foundation

E Kingsley in Ann Arbor
I have a window that is allowing water to enter the unit and I was looking to see if you guys install window wells or can come up with a solution to address the issue?

Lookout Circle in Ann Arbor
I have a sunroom addition in my home that is not original to the house, and the foundation is slipping. I'd also like to check the rest of the house to make sure that there are no essential foundation needs there. Many thanks!

Cinder block basement wall bowing inward, leaks when it rains

Fieldstone Ct in Ann Arbor
Water seepage on masonry wall behind furring strip where adhesive was used. Waterproof coating was pulled away. Only seeps exactly where adhesive was. Leaves puddle on floor. Do have sump pump. But it means walls must be saturated behind the waterproof coating although we have never had a drop of moisture in the basement. Review preventative grading around foundation as well. Reno project stopped so kind of an emergency. Thank you.

Ross St. in Ann Arbor
We are interested in your product to finish our basement walls. We would like a quote. You all did our drainage system a couple of years ago.

Dolph Dr in Ann Arbor
FLOORING ISSUES STARTED 3 Month ago. Some areas got bad uneven. Feels like a big holes under the laminate flooring. Would like an expert to take a look at this issue. Thank you! Oksana Overman

Granger Ave in Ann Arbor
We have an older home (built 1930) with some water seepage in the basement (likely a yard drainage issue). One wall is damp and the paint is starting to flake off.

Delhi Overlook Street in Ann Arbor
Filling in foundation grout lines

green rd in Ann Arbor
Retaining wall

Plainview Ct in Ann Arbor
Need the crawl space cleaned

Turnberry Ln. in Ann Arbor
Previous home owner's "basement concrete leaking "repair showing signs of damage(crumbling and leaking).

Ford Rd. in Ann Arbor
Own a single level ranch with a full finished basement. Built in 1988. Have one sump pump system on the Southside of the basement. Have a septic system here no sewers in our area of Superior Twp. Looking into maybe getting a second system installed on the Northside and maybe upgrading the current system one we have with your 365 Elite system.... Can supply you with photos but would need an e-mail address to send them to. Thanks

5th Street in Ann Arbor
****o, I recently purchased an old home with an addition that was built on a crawlspace in the 70s. It is not encapsulated in any way and I'd like it to be. I'd also like an estimate for a new crawlspace door if possible. Thank you very much! I'm chasing around a toddler all day so it might be easier to reach me by email initially, but a phone call is fine, too. Thanks again, Erin

Highlander Way W in Ann Arbor
When it rains heavily, water is dripping from basement ceiling.

Highlander Way, W in Ann Arbor
Check for dryer vent area in the basement ceiling. If needed, water proof service ASAP. Thanks.

Indian Creek Circle in Ann Arbor
Crack in the basement wall.

AVON RD in Ann Arbor
We have a crawl space under half of our home and would like to consider sealing it to control radon. We don't have moisture issues.

in Ann Arbor
Squeaky carpet floors. I would like to get an estimate for a repair. Thanks

Buckingham Td in Ann Arbor
The drywall in the lower level of our trilevel house has (what I consider) severe cracks that seem to be getting worse.

Linda Vista in Ann Arbor
By parents' basement has leaked for years. I am trying to help them prioritize repairs so they can stay in their home. We need someone to come and look at the problem and give an estimate. Thank you!

just want to verify that my house is scheduled to be worked on next week on 1/4. At work now so can't take any calls,but will try to verify this later today on break. Thank you,jennifer

King George Blvd in Ann Arbor
There is a crack in the corner of an upstairs bedroom from floor to ceiling and the floor slopes a bit. There is also a crack at the top of the stairs where they look like they are separating.