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

Day St. in Ann Arbor
One corner of our finished basement is having trouble with wet floor and mold on carpet and baseboard. That corner of the house has an outdoor water faucet and downspout, and a relatively narrow bit of unpaved ground between the house and the driveway. Looking for help diagnosing and fixing the problem. The remainder of the basement seems dry.

sumark way in Ann Arbor
moisture in basement walls need to know what is causing it and possible removal of mold

sumark way in Ann Arbor
moisture in basement walls need to know what is causing it and possible mold removal

need estimate for encapsulating small crawl space

Platt Rd in Ann Arbor
We purchased a very small house at 3292 Platt Rd that sits behind our residence, and that we would like to remodel. The city would like us to first bring the existing 24 inch foundation up to code. We would like a quote for this work. Note that the house is 100 years old, and is 20 ft x 26 ft. Thanks.

E Loch Alpine Dr in Ann Arbor
We have purchased a home, and some of the heating ducts p*** through the foundation in the lower level (which is partially underground). We and the previous owners have noticed small amounts of water/mud in those ducts on rainy days. We're planning to byp*** these ducts and install new ones in the walls. We'd like to cap the ducts in the foundation and/or fill them up with something, in a way that prevents mold or water issues and allows us to install flooring over the top of them. There is also some cracking of a wall in the garage, which the home inspectors said was not currently a major issue. We'd like to determine the following: 1. What's the best way to byp***/fill up/cap the ducts in the foundation, without pushing the water somewhere else or damaging the foundation? 2. Is the foundation sound (aside from the ducts/water issue)? 3. Is the crack in the garage wall something that needs addressing anytime soon? Thanks! James

Oxford Rd in Ann Arbor
Old home with finished basement. Leaks in three places when we get harsh rains. Want to know my options. I'm available by phone most of next week. Work related meetings on Oct. 15th.

Ailsa Craig Dr in Ann Arbor
Carpet is wet in the corner of the basement which is on an exterior wall and is getting worse. The unit is a condo and the basement is finished.

Chestnut St in Ann Arbor
When we have heavy rain or quickly melting snow we get leaks into our basement from, as far as I can tell, two main places. The basement is unfinished, but we still want it to be dry and prevent damage to the foundation. I am, indeed, the homeowner (this isn't an apartment or rental or anything like that). Thank you! --andy

Tacoma Circle in Ann Arbor
I would like an estimate on having my Crawl space insulated and encapsulated.

warren rd in Ann Arbor

Arella in Ann Arbor
Water in two corners of my basement, with heavy rain

Sunset Road in Ann Arbor
Gutter protection, guard Thanks.

Pear Street in Ann Arbor
Structural engineer has recommended some fixes after we demolished the finishes in our basement. We'd like those and possibly additional structural support completed. Primary foundation 1870; addition 1920, addition 1990.

Northside Ave in Ann Arbor
for radon mitigation we want you to seal our michigan basement about 500 sq ft. Need to talk to a Rep and get estimate ASAP

Brockman Blvd in Ann Arbor
Water intrusion to basement and a possible sinking foundation. Cracks in drywall and bricks.

E Stadium Blvd in Ann Arbor
areas in basement waterleaks

723, Waterman in Ann Arbor
Leak where main drain exits poured foundation, 11 year old house

Westbrooke Cr N in Ann Arbor
Sump drain freezes at pop up exhaust. Also need existing garage hose to have hot and cold water (currently we have cold water only).

Mallard Cove Dr in Ann Arbor
We have a couple of spots in our basement that leak when it rains. One of them is particularly bad: It's a storage room/wine cellar, & it has standing water & smells bad. Help! We don't know what to do. Please get in touch to let us know if you can come have a look ASAP! Tim

Tall Oaks in Ann Arbor
New home purchase. Previous owners had some minor basement leaks and had repairs done with cracks sealed. Wanted to see if any other trouble spots need to be taken care of.

Arella Boulevard in Ann Arbor
We have an occasional leak from one wall when there are significant rain events (or the ground is saturated). I would prefer to communicate via email. (We don't have a physical phone, the number just goes to voicemail). Thanks, Dave

Windemere Dr in Ann Arbor
Need a reliable/maintenance free back up sump pump system to prevent basement flooding.

Prairie Dunes Court North in Ann Arbor
We have a crawl space area beneath our master bedroom; post master remodeling done four years ago. We need to insualte and seal that crawlspace.

S Seventh St in Ann Arbor
We have a two story house in need of new gutters. Looking forward to hearing from you!

Sunderland Way in Ann Arbor
Would like to get a quote for installation of (8) helical piles to support a NEW wooden deck. So this is NEW construction. Please contact me if you have this capability. Thanks DC

Mill Pond Lane in Ann Arbor
There is a crack in my basement. It need to be repaired

Links Ct in Ann Arbor
Just bought this home and after first rain have water in basement...

Fountain St in Ann Arbor
****o, There are horizontal and vertical cracks on my basement wall. The previous owner of the house believes that it is due to water and soil pressure from outside. I will have a french drain built outside. However, I am still worried about the cracks. It would be great if you could check the seriousness of the issue and make repair suggestions. Thank you, Evrim

Glendale Cir in Ann Arbor
My first floor seems to be sagging/sloping down and not level in certain spots. I need a repair estimate. Thanks!