Service Area


Located in Wayne county

Are you looking for help with foundation repair, basement waterproofing, or crawl space encapsulation in Livonia? 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 Livonia 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 Livonia, 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 Livonia

Washington in Livonia
The inspector saw some water

Hathaway in Livonia
*** Free Estimate Submission *** looking for an estimate for my gutters and trim.

Stamford Dr in Livonia
1. I have basement floor drain trap that needs to be repaired. Cutting concrete for repair. Plumber already diagnosed broken trap. 2. Quote for a new sump pump.

Newburgh Rd. in Livonia
Rectory house at St. Edith Church. We get water seepage through the block wall & near the foundation in a couple spots. Contact (above) Bob Calleja - maintenance supervisor

whitby in Livonia
Looks like a small strip of black mold at the base of the floor and wall 3 to 4 feet long.

Richland in Livonia
foundation and other structural issues, crawlspace

Drive way is uneven!

Fairway St in Livonia
I have a crack/leak in my foundation that I need an estimate for Repair.

Club in Livonia
Crack in basement floor and bricks on nw side of house

Melrose in Livonia
Basement tie rod leaks

merriman in Livonia
*** Free Estimate Submission *** Please call and leave message. Your phone number did not work. I want an in person estimate and I\'m home after 5 pm or all day Saturday. Thank you.

I have water leaking into my basement closet when we get heavy rain

williams in Livonia
Old repair needs to be redone on top to bottom poured basement wall

Cross Winds Ct in Livonia
Noticed water seeping from basement floor and area is becoming bigger after last week's rains. Need immediate help.

Munger in Livonia
In 2009, you put in 3 helical pliers. No problem. I'm selling my house. The new owner wants the crack professionally filled (waterproofed). Can you do this work?

Bayberry Ct W in Livonia
Crack in wall leaks when it rains heavy.

Terrence Street in Livonia
We have discovered a stair step crack in our cinder block garage wall. It has broken the seal between the window trim and the vinyl siding. The crack starts at the ceiling. The same thing is happening to the kitchen window trim and siding.

We have multiple tie-rod hole leaks in our basement wall that re-manifested themselves this past very rainy weekend. I had sent pics to '' but I have heard from you so I guess it didn't work. Appreciated some help. Thanks

Fairway Dr in Livonia
Leak in basement after hard rain. Some flaking on other basement wall.

W. Chicago St. in Livonia
Water coming into basement at egress window. Front lawn floods with water with no where to drain.

Banbury in Livonia
Tree roots got under garage foundation and lifted/broke brick wall

Roycroft in Livonia
Extension slab sinking. Built on existing patio per previous estimate. Looking for alternative options.

Arden St. in Livonia
Crawlspace is damp. Some standing water after rain. Would like clean-up and waterproofing.

W Six Mile Rd in Livonia
This is a request on behalf of Trinity House Theatre. We have a basement area that appears to have a wall that needs repair and/or replacement and I would like to schedule an estimate for that.

bell creek ln in Livonia
I had an estimate done about 2 years ago and received a couple of calls from your company to come back out to do another updated estimate for crawlspace encapsulation. However , I was remodeling the house at the time. Now I am ready for an updated inspection and quote.

Irving in Livonia
Crawl space is in need of , Foundation repair and Encapsulation.

Dover Ave in Livonia
Need some patching/foundation repair/patching in three places on the exterior foundation of our home. House was built in 1992, there've been no leakage or flooding issues since we purchased the home in Dec, 2019.

Quakertown Ln in Livonia
I have 2 holes on the basement walls that is leaking after heavy rain.

lyons in Livonia
water at the bottom edges of basement floor. i'm looking for an estimate for repair

Richland St in Livonia
Small leak coming through foundation and water proof paint, ground grading, French drain