Service Area


Located in Mason county

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

Monona Drive in Ludington
We would like a free quote. Thank you Dan Mesyar.

Monona Drive in Ludington

Linden St in Ludington
I purchased my current house in May 2020 which was built by a local contractor. It is approx 17-18 yrs old and had a very nice and dry crawl space. However, my hardwood floors have open seams during winter, there are numerous soft spots in floor, a few doors are hard to close because of binding. The floor joists and foundation support needs to be examined. I also have new cracks at certain home-centered areas where the walls and ceilings meet. May be related to foundation, but could also be related to truss uplift? It appears the prior owner (a local contractor) tried to make cosmetic fixes to some of this before he sold the house that are now showing their unsuccessful attempts and ugly head! I want an independent 3rd party expert’s opinion on my concerns. I had the house inspected by a local inspector before I bought in May 2020 and the separation in the hardwood floors was noted, but they closed up in the summer. The prior owner also confirmed same issue with floor. I think something is wrong with the supports below the floor. My crawlspace is dry, contains heavy duty plastic on the ground, is insulated and is well lit with lights. I would appreciate a free quote to determine the causes and cure of my problems. Thx in advance.

W. Decker Rd. in Ludington
Would like estimate for reworking of crawlspace under manufactured home.

Anderfind Drive in Ludington
We recently moved into our home. We will live here full time. We have an uninsulated crawl space and may need a generator. Please call us to discuss. Thank you.

n. Lakeshore Drive in Ludington
Insulate crawl space under a sunroom addition.

W Loomis in Ludington
You installed a basement system two years ago at this location. One of the sump pumps probably needs replacing. Could you provide me a quotation to replace one pump ?

n emily in Ludington
have 2 sump pumps discharging out of the basement to the surface. Interested in underground discharge to street. presently have outside crock discharge to the street with a curb cut.

N. Stearns Rd. in Ludington
Rooms above crawl space are cold in winter.

Ohio Road in Ludington
Small two bedroom cottage that is not on a foundation. the rooms added to the original cottage slope towards the rear of the property. Would like to get some piers/jacks installed to level property before I redo the floors. I will be back up in Michigan the last week of October to close the cottage. You're welcome to look at it before I arrive if you'd like.

Franklin St in Ludington
upgrading older home with crawl space/shallow foundation.

N LINCOLN RD in Ludington
My basement smells like mildew, it does not leak. Looking to see what cost would be to get it usable.

N Meyers Rd in Ludington
Our crawl space has a typical musty smell. I would like an estimate on putting in a moisture barrier.

N. Lakeshore Dr in Ludington
100 year old 24 x 18 cottage needs all new joists.

N Lavinia in Ludington
I have a small rental home that has bowing basement walls (2" or so). I am also getting horizontal cracks along some of the joint lines. Need to see what solutions your company might offer. Thanks, Jeff

North Lake Shore Drive in Ludington
I own a recently remodeled cottage at Epworth Heights on Lake Michigan in Ludington Michigan. With the ground water level so high I have been battling water and moisture in my crawl space, half of which is over sand and half of which is over a 4' poured concrete foundation. I am interested in a bid to remedy the challenges. Perhaps you can call me on Monday to make arrangements to cover over and take a look. Thanks, Kevin Connor

West Conrad Rd in Ludington
You did work on our last homes basement and we loved it. We've moved into a new home and have issues with water coming in through the walls. The contractor that remodeled it believes it is ground water coming in as they dug up around the foundation and sealed the walls, but we have more water now then before the work was done.

N Staffon in Ludington
The basement is leaking when it rains and it looks like there is a root growing into the foundation on one side of the house.

N Gaylord Ave in Ludington
Just bought a house. Built in 1910. Previous additions to the house from 1970s, 1980s punched through original foundation wall from the Michigan basement. Additions are on crawl spaces. Even an amateur can tell that there might be some issues with support. Although nothing feels unsteady and the floors are generally flat, we'd like to know that the foundation and support from the original basement to the crawl space is ok.

Russell St. in Ludington
Sorry if this has been submitted multiple times, I kept getting an error. Our basement is finished and we have not had and problems with moisture in the 4 years we’ve lived here, we’ve noticed a wet spot in the carpeting about a week ago, it seems to be coming from the wall and we are finding more wet spots.

N. Dennis Road in Ludington
Would like to know if you have a coating for floor? Floor perimeter Jan trench that should be sealed. Floor doesn't get wet but would like to cost the floor for esthetics.

N Lakeshore Dr in Ludington
We would like to get an estimate and hopefully on your schedule for foundation repair. We found a crack thats about 15' long in the front wall of the home we recently purchased. It needs replaired. Possible water proofing also. What type of repairs do you offer? Bracing? Underground bracing similar to another companies Geo-Lock system? We understand it's an expensive repair but we also know your company is competitive and does a good job. I'd like to get an estimate asap, if possible. Please email. During work hours it's difficult to talk in the phone. Thank you.

Travis Drive in Ludington
Water coming up in basement

N Delia St in Ludington
12 inch wet area along basement floor on driveway side.

6th Street in Ludington
Looking for qoute on sealing our basement floor and insulation. as well as options for finishing our basement in the future.

N Park St in Ludington
*** Free Estimate Submission ***

s Rath Ave in Ludington
water flowing in basement

N Pere Marquette Rd in Ludington
small room off of basement cement roof is cracked and flaking and leaking water in.

S Sherman St in Ludington
Foundation is cracked on one of my rental units. Foundation work is a bit out of my comfort zone especially on this grand of scale.

N George Ln in Ludington
Crawl space moisture and humidity.