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. Using patented products from Foundation Supportworks, we offer a fast, cost-effective, proven solution to your foundation repair needs in Livonia.

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 patented WaterGuard drainage 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

2018 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 Livonia

Doris Street in Livonia
*** Free Estimate Submission *** I need someone to look at the back of house, especially the corner that is above the enclosed porch/patio. if that can be repaired, Please provide repair estimate. Also, Please give me an estimate for replacement of back gutters only. You can e-mail me an estimate to the e-mail address above. Thank you.

arcola st in Livonia
*** Free Estimate Submission *** Looking to install gutters on an average size 2 car detached garage and a small storage shed, with down spouts, and extend 2 down spouts on home. Aluminum, probably no guards. Hoping to have estimate done on 9-17-19 between 1-4pm. please let me know if another time or date is needed. Thank you for your ***istance.

Mayfield in Livonia
Water coming into the basement chimney area through the wall. Drain tile clog?

Auburndale St in Livonia
*** Free Estimate Submission *** My husband had GSM come out during the summer but did not receive an official quote. Looking to have estimate updated for gutter replacement at primary residence.

Middlebelt Road in Livonia
Our sprinkler system broke now I have water in my craw space and now it is starting to smell.

Parkdale in Livonia
This is my second request. You obviously don't read "question or concern". Would you please re-direct the building floodlight that shines in the faces of people driving east on Schoolcraft during the night and early morning. It's like someones hi-beams head on. Thank you

Blue Skies dr in Livonia
I am looking to install a back up sump pump with battery

Clarita Street in Livonia
I have an old, somewhat damp crawlspace that needs attention. I am interested in encapsulation.

Stonehouse Ave in Livonia
*** Free Estimate Submission ***

Greenland in Livonia
Damp cinder block in the basement, paint is bubbling.

Bretton Drive in Livonia
*** Free Estimate Submission *** ****o, I am interested in getting an estimate for gutters and gutter guards on my home.

Auburndale St in Livonia
Clean up my crawl space

do you service the Jerome, Mi area?

Riverside Ct in Livonia
****o I am going to be under contract for a home inspection for a home at 3154 Geneva Hwy Manitou Beach, MI by the end of the week if all goes as planned I will then be under a 10 day window to have an inspection completed The home I am purchasing is a lake house on a slab / crawl space I have some prior knowledge that the home failed an inspection due to “moisture” on a previous contract I would like this issue to be do***ented oof there is even a problem You can look at the MLS listing if yuh want by keying in the address Please give me a call at(248) 935-5342 Thx u

Plymouth Rd in Livonia
Porch is slowly moving away from house. WE need 3 pilers installed.. .

Middlebelt in Livonia
I recently moved into a ranch condo with a crawl space. It seems like there has not been maintence in the crawl space after having a company look at possibly hooking up a cooking gas line and saying thete was some water in the crawl space.

University Park Dr. in Livonia
Water leaking in basement from area where the basement wall meets the floor. Also water leaking in from the daylight basement window.

Ann Arbor Trail in Livonia
My company is looking to purchase a home to fix/flip. Sits on what appears to be a ~3ft crawl space. Floor is sagging in many places. I am unfamiliar with foundation repair, but was merely looking for a ballpark estimate for what the repair might run. Without a visit, are you able to tell me how much the SmartJack installation (with and without encapsulation) would cost for an approximately 1,000 sqft home? When the time comes, I will likely schedule a free inspection. But I do not have the house under contract yet.

roycroft st in Livonia
Crack in basement wall. When water pools up outside by house water comes in through the basement

Irving St. in Livonia
We would like an estimate for encapsulating our crawlspace and fixing the sagging floor in the kitchen.

hillbrook street in Livonia
Water coming in at the base of basement wall

Munger Dr in Livonia
Need a quote on generator thank you

westbrook in Livonia

Francavilla Dr in Livonia
Considering a whole house generator, comparing to Generac. Currently have a Generac wired portable.

Harrison St in Livonia
Looking for options for drainage at our house on our driveway. Thanks!

levan rd in Livonia
We found a wet spot and mold at the base of the wall in the basement. It appears to be localized right now. We have removed a cabinet and the carpet from the area and we wanted a professional to investigate what the problem is.

Norwich rd in Livonia
Chute is leaking is basement

Joy Rd in Livonia
When it rains hard, water seeps through the wall in one specific spot.

Maryland St in Livonia
We have a crack in our basement wall that we noticed some water coming in from during the downpour of rain on 7/15. Enough water was coming in to form a decent puddle at the bottom of our stairs. No problems in other areas noticed at this time.

Norfolk St, in Livonia
Hole in foundation, large enough for small animals to fit through.