Click here for our commitment to safety during Covid-19.

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

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.

Warren rd in Ann Arbor
Need foundation inspected, possible French drain , and possible sagging crawl space

Belmont Rd in Ann Arbor
The rear of our home is situated over a dirt crawl space that is damp and has a radon issue. I spoke with a couple guys from Protech Radon Mitigation Systems today and they recommended FSM for sealing up the space.

Scio Church Rd. in Ann Arbor
We had a home inspection report completed for the purchase of a home and the report showed 3-4 locations where there was cracking and moisture. We are looking to get an estimate for the repair (epoxy injection) of the cracks. We were recommended to you by our realtor, Deb Helber with Reinhart. Thanks

Parkwood in Ann Arbor
Good afternoon, My client purchased this home in Oct 2019. We were told that FSM did the basement work and would like to know if we can get a copy of the paperwork for it. Also the transferable warranty. The address is listed above. Thank you for your time. Shari Mueller, Charles Reinhart Company

Delhi Overlook in Ann Arbor
I have groundwater pooling near a basement wall. Our sump pump is at the other end of the house, and it appears to be working. My guess is that we need to address the grade at the edge of the building on the affected side.

Henry St in Ann Arbor
Basement is flooding after a new water main line was installed. Leak is occurring through the walls and the crease between the wall and floor. Home is 100 years old.

waterfield court in Ann Arbor
repair crack in the foundation wall repair crack in the drive way

Balmoral Ct in Ann Arbor
I am interested in a home stand by generator. We have natural gas lines and the home is about 2800 sq. ft. Thank you, Greg

white street in Ann Arbor
We have some foundation concerns with its ability to keep out water and its structural integrity. The house was built in 1920, we would like an ***essment of the state of the foundation and also a quote on getting it in tip top shape.

Grant Drive in Ann Arbor
Cracks in foundation, want to install a sump pump and divert water from my foundation.

Beaumont Rd in Ann Arbor
We are currently in the process of selling the house and are seeking a quote for some foundational and structural issues. The seller has had a structural engineer inspect, but we were hoping to get a quote of what it would cost to address the issue

abbott in Ann Arbor

Sandy Creek Lane in Ann Arbor

Glen Leven Road in Ann Arbor
I am a customer who signed a contract in May but whose job at the above address is still not finished. I have called your offices repeatedly for updates, and the people I've talked to insist the problem is with the Ann Arbor city permit officials. I have accepted this explanation up until now. However, I have also asked to be kept updated and have been continually disappointed--I last heard from someone named Jennifer on October 21, but while her voicemail message indicated she would call back the next day I have not heard from anyone at FSM since then. Today I have called repeatedly but keep getting a recording telling me to leave a message, which I have. We are now into November and I see no end in sight! Your advertising claims that your company never leaves customers hanging, but I am beginning to believe that you have abandoned the work you have left uncompleted at my home.

honeysuckle in Ann Arbor
Water in basement

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.