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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. 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 Livonia

Richland St in Livonia
Water coming in through what seems like rod holes and possibly a floor/wall seam in the basement. No issues in past 9 years, so we had the basement finished and it has leaked to the point of standing water across the floor twice in 3 months.

Mayville St in Livonia
new hole in basement wall is draining water onto floor

MARSHA ST in Livonia
*** Free Estimate Submission *** Requesting a quote replacing an existing gutter system. Residential home (2 story) 6 Inch (color: Clay)

Navin Ave in Livonia
Had a quote done last year for basement, looking to get that updated and planned for this year

Bridge St. in Livonia
*** Downspout Estimate Submission *** Gutter extension system- 6 down spouts

Woodring St in Livonia
Need Replacement gutters. One of them needs to reroute drain to backyard instead of onto driveway

Ashurst in Livonia
We currently have a Drymaster DM4 sump pump which is unreliable. We are interested in a standard sump well/pump installation.

Sleepy Hollow St in Livonia
We would like our crawl space re-done. No water in it that we know of. Our basement on the left side has water seeping up from the tile for. Need to find out where it’s coming from n get it fixed. Would just like the free estimate.

Mile Rd in Livonia

Park St in Livonia
there is a crack in our basement floor concrete, and water is coming up through it.

brentwood in Livonia
I have been pumping water out of my crawspace for a few weeks now. I'm thinking I may need a sump system installed. Not sure if all this water is coming from the ground/snow melting/rain though. I don't think it is city water or a leak. Haven't seen any pipes leaking, water is not sewage.

Fairway Dr in Livonia
Getting seepage in one location in finished basement. Sump pump is working. I'm wondering if there is an issue with the drain tile in that area.

Roycroft St in Livonia
Mold found in corner of finished basement. We removed a wet floor board that we covered in mold & it appears not to be spread, but we don’t know where the water leak is coming from or how to remedy it.

Nancy St. in Livonia

Hendry Ruff in Livonia
Water in the basement - on and off for a few months.

Gary Lane in Livonia
Water in basement from cracks in walls. Trying to determine what solutions we have. Thank you!

Chestnut Circle in Livonia
Have a question on how to transfer ownership of your warranty. I'm a realtor. Is there a form we have to fill out or the new owner call to change ownership?

Laurel Drive, Livonia, MI, USA in Livonia
At least 3 basement rods actively leaking with water on floor. Mostly unfinished basement with one area having carpet glued to floor. No dry wall, all walls exposed.

Woodside St in Livonia
Multiple leaks in basement would like to have fixed

Nola Circle in Livonia
Rod hole leak in basement.

Bretton Drive in Livonia
Our basement is leaking in one corner. It appears to be coming in at the foundations. Please call me and let’s make an appointment. We came home yesterday from a two day trip, and this is when we first noticed the leak.

Gillman St in Livonia
have a small amount of water coming from the floor in the basement. Thinking we need a sump pump installed but want a professional opinion

wall seems to be leaking.

Wadsworth St in Livonia
Encapsulate crawlspace quote

Arcola St in Livonia
Basement is seeping water during rains.

Jacquelyn Dr in Livonia
Basement has been leaking for 12 yrs where basement wall meets basement floor on East side of home. Leak has grown progressively worse. Need an estimate to repair.

Hambleton St in Livonia
The front corner of my basement gets a small leak during heavy rain, I was hoping someone could determine where the problem is.

Mayfield in Livonia
****o, We have crawl space, and we are noticing some low spots on our kitchen floors. Would someone to come out for a quote. Thank you

Fargo st in Livonia
Outside sump pump pipe needs to be buried

Lancashire rd in Livonia
Water leaking into a finished basement