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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. 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

Ravenwood Street in Ann Arbor
Would like estimate for my crawl space (standing water present)

Robin Rd. in Ann Arbor
Looking to get an estimate on waterproofing a below grade garage. Water leaking in via Cinder Block wall structure.

Wendy Ct in Ann Arbor
Crack in basement wall causes water to leak into basement when there is heavy rain or thawing.

Hiscock Street in Ann Arbor
I am noticing vertical lines on my 2nd floor walls. My house slopes to one side. All my windows and doors are framed out and I am starting to notice some cracking on those frames.

Sunnywood Dr in Ann Arbor
small occasional water intrusion in one corner of basement. Basement wall is finished. When I removed the paneling to expose foundation wall i see no signs of water staining or obvious intrusion points. Water intrusion only happens under very heavy moisture conditions. This next week or two with warm weather, some rain and snow melt i expect it to appear. Hopefully someone can come when it is wet to pinpoint the issue and provide a fix.

Beechwood Dr in Ann Arbor
Moisture problems in the basement

Kipke Dr., Room in Ann Arbor
I am preparing a bid for work in a crawl space in Ann Arbor. If you are interested please email me a contact name and email address to be invited to bid. Thank you.

Charlton in Ann Arbor
Basement leaks during hard rains.

Turnberry Lane in Ann Arbor
Small crack in foundation. Need a repair. No leakage

Barton Shore Drive in Ann Arbor
****o. I’ve purchased a small house 500 sq ft that has a slab and rat wall foundation. Rat wall is 8 inches high and the footing we’ve uncovered is a 2 ft maybe. I’m going by memory looking at it. Footings do not go below the frost level. House was built in 1928. I’m trying to renovate it. I’m in the process of finding a structural engineer to look at it but wanted to explore helical piers as an option. Have not exposed footings around entire house to see if they are deeper anywhere. There is a cellar that is roughly 4-5 ft feet deep that has poured concrete walls on one side of house. It’s about 2 ft by 6 ft maybe. I’m out of country until February 22 but would like to explore cost of piers. How many would a 500 sq ft house need. I plan on converting attic space to living space with shed dormers as well. Roughly 12 by 10 on front side and same on back side so that would add some weight. Please email me and not by phone as I’m 9 hours ahead for a week or so. Thank you.

Colony Road in Ann Arbor
Hi. This is a follow-up to a follow-up. We had work done last year and I spoke with someone there about a follow up concern. I've since lost the email address I'm supposed to send photos to. Can someone point me in the right direction?

Gallery Park Dr in Ann Arbor
I am looking into replacing my cheap pump with a redundant, less loud one.

Barton Dr, in Ann Arbor
looking for a quote on an interior perimeter drain. small 30'X23' open floor plan basement with newer sump already. phone number above thanks

Runnymede Blvd. in Ann Arbor
A small crack in concrete wall is causing some water to seep in.

McComb St in Ann Arbor
There is water seeping in where the poured concrete stairs down to the basement meet the cinder block foundation.

Chaucer Dr in Ann Arbor
Insulating crawl space and sealing some small signs of moisture.

Yost Blvd in Ann Arbor
Small amount of water in basement in basement during rainstorms. Mostly coming from slight cracks and old nail holes in concrete walls. Need estimate for water mitigation and gutter replacement.

Lillian in Ann Arbor
Trilevel lower room has water leeching onto concrete floor . Hoping you have scanning equipment to determine source of problem and recommended repair solution

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