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. Using patented products from Foundation Supportworks, we offer a fast, cost-effective, proven solution to your foundation repair needs in Ann Arbor.

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 patented WaterGuard drainage 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

2018 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 INSPECTION! 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. Prospective buyers, renters, and non-homeowners will be charged a $250. fee for the written quote. This fee is payable upon setting the appointment, but will be credited to the final job cost if the work is completed by Foundation Systems of Michigan.

Work orders from Ann Arbor

N. Ashley in Ann Arbor
I get a bit of water in my basement at times. I have paneling in the basement and I would not want to have to strip it off. But I think possibly something could be done outside to help this problem.

Fairmount drive in Ann Arbor
We were out of town from March 16 to May 11, 2019. When we came back, we found the damp carpet area along the wall. We are drying it now but like to find and fix the problem.

Steeplechase Dr in Ann Arbor
We currently have a B-dry system in our basement but need to have it extended about 5-7 feet. Hoping to get an estimate to have this work done. Email is best for contact and scheduling. I'm also happy to email photos if it would help. Thank you!!

Coronada St in Ann Arbor
Second row of block pushed in from base row.

Calumet Ave in Ann Arbor
Small crack in exterior foundation. Water seeping into basement.

Snowberry Ridge Rd in Ann Arbor
There is one area in my basement where water appears to seep up when the outside ground is saturated. This happens a couple times per year so it's not a major problem, but I am interested in learning of any solutions that keep the water out of the area.

Parkwood Ave in Ann Arbor
****o. I'm wondering if once the encapsulation has been completed, can I use the crawl space for storage? Is there an option to have poured concrete on the floor? Many Thanks for any and all information. -Jillian Hopper

Rumsey Drive in Ann Arbor
Would like to get a quote to have our crawlspace encapsulated. It currently has a dirt floor and the vapor barrier is disintegrating. No other known issues. May also get a quote for radon mitigation.

Coronada Dr in Ann Arbor
1. One basement wall coming in 2. Sinking floor between garage and house 3. Front porch sinking

Garden Homes Court in Ann Arbor
Water coming up through floor of basement.

Algonquin Drive in Ann Arbor
Had duct cleaning done and crew told me that there is approx 150 feet of insulation under the house crawl space that has a black looking mold on it. I would like to have it replaced. Please provide me with an approximation of how much it will be.

Lans Way in Ann Arbor
*** Free Estimate Submission *** Hi! I have an 1800 sq foot single story ranch that needs new gutters. Getting ready to paint the exterior and wanted to coordinate with some gutters. Thanks!

Pond Shore Dr. in Ann Arbor
My sump pump runs every 20 seconds... high water table, low site elevation, shallow pit, too power a pump (?)... I have a battery back-up, but need a complete evaluation/estimate on the system before it's too late.

Baldwin Ave. in Ann Arbor
Leaking through the walls in one corner of my basement.

Gallery Park Dr in Ann Arbor
The sump pump is broken and is tripping the breaker. It needs a replacement as soon as possible.

versailles ave in Ann Arbor
Looks like sump pump has stopped working. Not an emergency. Although full, we don't get a lot of water. It's the original pump, approx 15 years old.

Normandy Rd in Ann Arbor
1956 house, without a sump pump is leaking seemingly at the basement wall - foundation floor junction. Would seem that we may need a french drain and sump pump system.

Champagne in Ann Arbor
I would like to cancel my May 14 3pm appointment.

Cook Creek Dr in Ann Arbor
Discharing sump pump water overflow.

Nordman Road in Ann Arbor
Small home (750 sq ft) water in crawl space, cracks in drywall. Not typically able to answer phone due to work, email is much better for communication.

Nordman in Ann Arbor
There is standing water next to the foundation, with more rain to come. This morning there is a dank smell downstairs. Sump pump did not turn on. So it looks like I'll need dehumidification and sump repair at least. Thanks. Also - there is evidence of either raccoon or skunk entry to the crawl. Sorry!

Ferdon Street in Ann Arbor
I recently purchased a home that has "seepage" issues in the basement and need an estimate on how to correct this.

Lans Way in Ann Arbor
Leaky basement Slanted slab

Tibbitts in Ann Arbor
Wet spot on basement wall

Barrister Rd in Ann Arbor
corner of basement (furnace room) walls damp small amount of water on floor after heavy rain last night 4/30/2019

Alice St in Ann Arbor
I would like to have the concrete walkway to my front entry poly-leveled. It is roughly 3x20' and needs to be raised 4" on one side.

Knight Rd in Ann Arbor
I live in a house with a walk out on a slab with heating ducts in the floor, the ducts are collecting water - previous remediation - sump pump, pipes under the ducts, gutter work have not corrected the problem

Ironwood Drive in Ann Arbor
*** Free Estimate Submission *** I prefer email as a form of contact, my phone does not get service in my office. My husband and I just bought a house and the house needs new gutters. There are gutters in some of the locations but there are also locations without gutters than need new. I currently shopping around and looking for free estimates. Let me know what I would need to get a free estimate for seamless gutters from GSM Thank you, Emily

Patricia Ct in Ann Arbor
****o, My wife and I own a 1960's tri-level home which has a partial crawl space (about 500sqft). The previous owner did some work in it (about 7-8 years ago) but it doesn't seem to be a proper encapsulation/insulation. My wife and I are considering moving our HVAC system and water heater to the crawl space in order to gain some space in our laundry room. We would like to have an expert inspect our crawl space and hear what needs to be done make things right with our crawl space. Our address is 2607 Patricia Ct, Ann Arbor, MI 48103, photos can be seen on Google street view, it's a pretty standard 1960's tri-level. My phone number is (734) 546-2883. Thanks, Laurent

Logan Ct in Ann Arbor
Water in basement