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

main street in Ann Arbor
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Sawgrass Dr W in Ann Arbor
Basement floor is wet by egress window under carpet. Egress window is being replaced in two weeks - maybe coming from that or broken sprinkler line? Need help!!

W. Loch Alpine Dr. in Ann Arbor
We have a few rod holes in one corner of the basement which have cracks coming from them. Water leaks in during heavy storms.

Quaker Ridge Dr in Ann Arbor
Live at the bottom of a slope. A lot of draining water pools at foundation. With especially hard rains, water will top my window well and flood basement, which is unfinished.

Kuehnle Street in Ann Arbor
We have a basement systems ultra sump III. It is probably 7 years old with the original battery. It has never been serviced, and I think it probably needs to be serviced. Is this something you do? Can I get an estimate? As far as I know, there is nothing wrong with it. All lights are green.

Prospect Court in Ann Arbor
Water in garage after heavy rain. Appears to be coming from floor/foundation

Dunmore Road in Ann Arbor
Our poured concrete foundation is no longer plum, we also have some cracks and water issues

Arella Blvd in Ann Arbor
cracked foundation walls, settling, water in basement

Tacoma Circle in Ann Arbor
We have a cement front porch that was bricked over. When it was bricked over, it was also extended. We probably need a frost wall extended down to stop the bricks from shifting. Do you do this? Another issue we have is our crawl space under our family room causes our room to feel cold in the winter. It should be insulated to stop this from happening. Do you do this? Thank you, Linda Zimmer

Towner Blvd in Ann Arbor
The first thaw of the Spring causes a corner of our basement to leak. Looks like it is coming through the walls and puddles lightly in one corner.

FALL CREEK LANE in Ann Arbor
slow leak in one room of finished basement

Waters Rd in Ann Arbor
Water leaks into basement closet when it is raining.

Ascot Rd in Ann Arbor
A buried HVAC duct running along front of house developed a hole and is leaking water into the basement.

west hoover ave in Ann Arbor
Flooded basement due to rain

Charlton St. in Ann Arbor
We need an inspection done in a partially finished basement prior to remodeling. There is a moisture issue in one corner and possibly on an opposite wall.

Pleasant Lake Rd in Ann Arbor
Leaking cement block wall in basement. Work on another part of the basement was done by B-Dry in 2002 with great success.

Duncan St in Ann Arbor
Hi! FSM encapsulated our crawl space at 601 Duncan St in Ann Arbor in late 2017, and last year we added a sump pump and dehumidifier as well. After all this, we're unfortunately still getting crawl space smell into our house when we run the AC - luckily it's not moldy/dirt smell anymore, but it's still not a pleasant odor (I think it might be the vapor lock material still of g***ing - is that possible?). I therefore have a few questions for you and hope you might be able to offer some insight: 1. Would sealing the duct work with aerosol from the inside prevent crawl space air from getting sucked into the system and circulating throughout the house? 2. If so, is this something you guys do? If not, is there an outfit you'd recommend? 3. When we did the encapsulation we decided it wasn't necessary to drop a vent into the crawl space because the system was leaky enough to provide heat down there in the winter so that the pipes won't freeze. Any idea whether we *should* get a vent installed if we do decide to seal the duct work to continue having enough heat down there in the winter? Thanks! Holger Elischberger

Dicken Dr. in Ann Arbor
Would like an estimate for gutter guards and YardGuard downspout extensions or Flipup downspout hinge.

Birdie Ln in Ann Arbor
basement wall leaks found lately during storm.

Hatcher cres in Ann Arbor
Water coming in from a basement wall

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.