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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

Winsted in Ann Arbor
There is an interior section of the basement (not near a window or wall) that pools water with heavy rain.

Kuebler Drive in Ann Arbor
My other house next door, has had a water problem for years. Mostly due to high water table in area. I'm planning on selling the house, and would like to see the cost of a dry basement. That house is located at 4313 Pratt Rd. Ann Arbor, Mi. 48103.

Ember Way in Ann Arbor
Gutters overflow in heavy rain. Need a solution

Brooklyn Ave in Ann Arbor
*** Free Estimate Submission *** Looking for quotes on gutter protection options for our house

Manchester Rd in Ann Arbor
I have a 18'x18' crawl space that I'd like to encapsulate properly. Floor to ceiling height is about 2 feet. Thanks, jason

orchard street in Ann Arbor
leaking in the basement , retaining wall failure

West Davis Ave in Ann Arbor
We have an old unfinished cement block basement. We get occasional leaks (with heavy rainfall). Want to know if there is a good fix or do walls need to be replaced.

Dogwood Ct in Ann Arbor
I am having some water leakage issues in my basement with heavy rainfall.

Strand Ct in Ann Arbor
Every 2-3 years, sump pump breaks down or stops, causing flooding. The last time t happened, I just had to wiggle the pump for it to begin working again. New battery backed sump pump from Home Depot gave false alarm from the beginning and had to be turned off - didn't return it to Home Depot. Need a permanent, flooding proof solution. Primary and double back up AC and DC pumps. Also, can 10" daming around the sump pump pit keep water from flooding the whole basement (over the last 19 years, the maximum water level in our flooded basement was 5" to 6")? Can you provide an online quote and answer to my last question above? Regards, Rajiv

Bath st in Ann Arbor
Need basement walls replaced

SAXON ST. in Ann Arbor
support beam in basement has settled. Would like eval.

Bydding Road in Ann Arbor
Want to get sump pump installed. House is 1950's ranch with full basement - drain tile currently tied into the sanitary sewer in the basement with 1 way valve. The drain where the draintile ties into the sanitary sewer has overflowed when there is an exceptional rain event. Also there are a couple of places in the poured concrete foundation wall that have cracks and we get water seaping in occaisonally.

Awixa Rd in Ann Arbor
I have a partial below grade garage and water is seeping in on one side where the garage wall meets the floor

Center Dr. in Ann Arbor
crawl space structural support jacks

Cherry Street in Ann Arbor
We are remodeling an 1863 home that has a damp basement. The previous owner had two humidifiers going constantly. Our foundation walls are stone and have been tuck pointed and are fine. The floor (cement over dirt) is not thick and it there that the moisture enters after a good rain. Also, there is a dirt crawl space in the basement under the kitchen that has no vapor barrier (my husband could install, he is the general contractor). We would like a visit from someone to see what we can do and to get a price to dry out the basement (dehumidification), permanently. Thank you very much!

Bellwood Ave in Ann Arbor
Water is leaking into the basement on the west wall. There is clearly some hydrostatic pressure as the wall is also moved some. There is a working sump pump.

Virginia Ave in Ann Arbor
A corner of our basement foundation is cracking and slipping a bit. The other side of the basement takes on water in large storms.

Chardonnay ct in Ann Arbor
Dry well to handle water softener drainage.

Versailles Ave in Ann Arbor
We have a relatively new sump pump on the home we just bought, but need a battery backup.

Washtenaw in Ann Arbor
some water coming into basement usually once or twice in Spring after snow melt, several days of rain, and then one torrential rain. Would also like to install radon fan in sump pump.

Faye Dr in Ann Arbor
****o - Due to the heavy rainfall last night, there was some water leaking through our basement wall. We are interested in hearing more about your water proofing services and looking to schedule a free estimate. Please contact me at your earliest convenience, preferably by phone. Thank you.

kilburn park in Ann Arbor
after yesterday's huge rain, today sump pump is not pumping. It is time to check it out either for service or for replacement. thank you

Hasper in Ann Arbor
water coming in through crack in the basement wall. need repairs.

Nordman rd in Ann Arbor
Trickle of water coming through the foundation. Need overall checks for foundation after decades likely of groundhog systems front and back and also to check for mold. 980sf unfinished basement. Thank you. I hope to hear from you tomorrow.

Fountain St in Ann Arbor
This is a duplex I own. It’s lower unit is partially below grade and we have had a moisture problem. I’m looking for someone who can offer a solution.

Holyoke LN in Ann Arbor
Foundation wall has seepage after some repairs were made

S. State Street in Ann Arbor
URGENT: I have a client under contract to purchase a condo at 3208 Bolgos Cir, Ann Arbor. The upstairs bathroom fans are venting into the attic rather than out the wall. There is some evidence of mold. Poor exterior grading is causing inside basement walls to have moisture, as well as rod holes are leaking, and there is evidence of mold on the subfloor of the first floor. Our inspection period ends on Tuesday, July 7. If I could get an appointment or someone to look at the general contractor's inspection report, I'd really appreciate it.

S. 7thSt in Ann Arbor
We need a complete redo. All walls need estimate. Can you help

Woodlawn Ave in Ann Arbor
My husband and I own this student rental which has two rooms in the finished basement. There are some mold problems we believe are being causes by a leaky foundation. The tenants are out of the house this month so we're hoping to resolve this ASAP.

Plymouth Rd. in Ann Arbor
My name is Laura (ext. 1)can contact me about setting up a free estimate. we have an old house 1839, as our business office. some cracks in the foundation and we need them checked out. We are located at 5263 Plymouth Rd., Ann Arbor, MI 48105. Can you help us?