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 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. 4th Ave., Suite in Ann Arbor
Cottage on Lake Huron with basement at a level barely above the current lake level

High Meadow Lane in Ann Arbor
Our basement flooded this past weekend for the 2nd time in 20 years. We are considering adding a second sump pump at the opposite end of the house from the 1 we have. Is this something you are able to do? Thank you!

Pear Street in Ann Arbor
This past weekend storm, we're in Ann Arbor, with a sump pump failure caused a flooded basement. Would like to talk about replacing sump pump, drying and water-proofing basement. Already were planning on basement remodel, but would like to gut current old remodel and, clean, water-proof and ***ess potential.

West Hoover in Ann Arbor
FSM has been to the site to review interior and I need them to determine the “cause” On the exterior and suggest a French drain solution.

Vinewood Blvd in Ann Arbor
We have experienced water seepage in a few places in the basement this weekend, following the very heavy rains. One of the areas is still weeping water slowly. The others have dried up. We do not currently have a sump pump, that's one idea for possible improvement/ water mitigation. In general, I would like to have an inspection from your team to brainstorm options and solutions.

Eberwhite Blvd in Ann Arbor
Water in basement

Parkview Ct in Ann Arbor
Basement leaks from the same spot every time it rains. Started with a sprinkler burst.

E Silo Ridge Dr in Ann Arbor
The noise level of my current sump pump has been an issue for years. It is right below my bedroom and causes my wife and I to lose sleep. Anything you can do to alleviate this noise would be a miracle. The Elite 365 system you show on your website would give us piece of mind as well, as we had a pump fail on us 2 years ago and flood our basement. Later PM appointments work best for us. Thank you

Henry St in Ann Arbor
Recently moved into a house and this morning discovered water in a partially finished portion of the basement. Will also try calling the office once it opens. Thank you! Adam

Wynnstone dr. in Ann Arbor
I would like an inspection of my current sump pump.

South Blvd in Ann Arbor
Need radon levels to test under 4 to close on a house. Radon mitigation done by Protech took levels from 18 down to 5 after numerous upgrades. At this point Protech recommended we contact FSM, as dirt areas will need to be covered with vapor barrier and sealed to the walls to make basement as air tight as possible. We extended the sale contract through middle of January and need this completed ASAP. Please call me back at 586-722-3018.

Oakdale Drive in Ann Arbor
Vapor barrier for crawl space. Recommended by Kathy Forier at Keller Williams

Granger Ave in Ann Arbor
I have a musty crawlspace that is causing health problems. I would like to get a proposal for encapsulating it.

South Forest in Ann Arbor
****o. Please respond by email if possible. I am the owner of 1219 South Forest in Ann Arbor. The house is currently rented through August 2020, but after that period I am planning on moving in with my family. One foundation wall was replaced in 2012 and another not long before that. I would now like the basement waterproofed and further improved. I would consider increasing the ceiling height if this were practicable. A presentation of the house including most of the basement can be found here. https://my.matterport.com/show/?m=yGakP2zbB8L I would also like to add a driveway in concrete or paving stones if that is possible with your company. Thank you. With best regards, George Sarcevich

Leona Dr in Ann Arbor
Boeing basement wall, horizontal crack

South Forest in Ann Arbor
Please reply by email as I am out of the country now. I would like to repair bulging floor and use the basement for a dry living area. No major problems now. House is currently rented but I would like to begin work when possible. . View 600sf basement here. https://my.matterport.com/show/?m=yGakP2zbB8L&utm_source=3 There is another 280 sf newer basement behind the closed door. Thank you.

Greenwood Road in Ann Arbor
Need a crawlspace estimate.

Miller Ave in Ann Arbor
There are some bricks that fell/were removed from our crawlspace that we'd like repaired, holes patched, etc... There is one fallen floor joist that we'd like repaired too. We'd also be interested in generally hearing about options for the house and it's structure, given its age (built in 1850).

Hatcher Crescent in Ann Arbor
Water seeping into basement on south wall where there is no gutter. Driveway comes right up to the house foundation. New driveway installed a year ago now slopes away from house That helped cut down on the amount of water for awhile; but now it's almost as bad as it was before.

Clague Ave. in Ann Arbor
I am interested in getting estimates on a home generator for refrigerator, sump pump back up and cpap machine. I also would like to investigate a perimeter dry system for the basement.

Sunset Rd in Ann Arbor
*** Free Estimate Submission *** Looking for complete house (bungalow), and partial detached garage. There are no gutters currently on either building. Do you schedule jobs through the late fall / early winter?

Kelsey Cir in Ann Arbor
Hi, Please let me know the cost for Elite 365 Sump Pump. Thanks,

Hampshire Rd in Ann Arbor
Have a 1950s house built on a slab, have had some drywall crack and doors that are having trouble closing

e.joy in Ann Arbor
I would like to know if you’re company can dig out a crawl space and encapsulate

Orchard St in Ann Arbor
New leaking in basement foundation under steps to the front door.

Scio Ridge Rd in Ann Arbor
We have a significant twist / crack in our concrete slab foundation. It is in the northwest corner of the house, and I am not sure if the adjoining slab is effected.

Iroquois Place in Ann Arbor
My home has three room additions, each with a crawl space with dirt floors. I am interested in having all three of them encapsulated.

Pinecrest Estates Drive in Ann Arbor
Found a leak in the basement from the severe rain. Appears to be where house meets foundation. First time we've noticed it.

Grant Drive in Ann Arbor
Please have Jeff Mullins call me regarding: 1) our ongoing basement issues 2) a quote on piering our porch 3) A quote on a whole house generator Thank you Tom Diroff

whitman circle in Ann Arbor
water in basement; want to create a playroom