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Service Area


Located in Livingston county

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

Moonlight Bay in Pinckney
I'm in the process of removing carpet from my Basement. When I removed a section, I noticed the cement floor was damp. I need help identifying the cause.

Darwood Road in Pinckney
Want to know approximate cost to replace a bad foundation basement with a slab? Or just to repair the foundation?

Joan Lane in Pinckney
Crawlspace - Spray foam insulation, Eliminate cross ventilation, etc...

Surrey Dr in Pinckney
*** Free Estimate Submission ***

Barbara in Pinckney
Water coming into basement, either from cinder block or window. Some mold also.

Knollwood in Pinckney
Water coming through a portion of the basement under the porch. Cinder block basement.

Darwin Rd. in Pinckney
You were at my daughters house and told us we needed a mason to repair the walls in the Michigan basement to prevent dirt from washing out of the surrounding area and into the sump pump area. I am rechecking your ad and it looks like you should have been able to do that type of job. Perhaps if you cannot help us, you could recommend another company. please advise

Shawnee Trail in Pinckney
Interested in a whole house generator. We have a 1200sq. ft. home, but plan on finishing the basement, so we would want something that can handle 2400sq. ft. and won't cost an arm and a leg.

Honey Creek Ct in Pinckney

Dexter Pinckney Rd. in Pinckney
I am interested in an inspection and vapor barrier for a crawl space. It is a tight fit and will take a slender inspector to access the space.

Inner Dr. in Pinckney
*** Aluminum Gutters Submission *** Need to replace gutters on two sides of the house. A total of 80 feet. Would also like to have leaf guards the total length of the gutters. Thanks!

Inner Dr. in Pinckney
Just need a French drain on one side of the house where there is negative water flow. About 40 feet in length. Thanks!

Buhl Dr in Pinckney
Hi, we live on Strawberry Lake. We are experiencing movement in our floors which is causing the grout to crack in the tile floor. We have a crawl space.

Sienna Ct in Pinckney
*** Contact Us Submission ***

Darwin Rd in Pinckney
Uneven foundation causing cracks.

pleasant view dr in Pinckney
Making sure everything runs

patterson lk rd in Pinckney
floors in crawlspace

Patterson Lake Drive in Pinckney
Looking for whole house generator system

Twin Ponds in Pinckney
Electricity loss with damages from water...loss food....etc

meadowind ct in Pinckney
My basement is leaking above my foundation

Apache Trail in Pinckney
Water in crawlspace. House is on Whitewood lake on the Huron river chain; level lot, foundation 2-3' above water level. Since the heavy rains this year there has been 2-3" of water in parts of the 36" crawlspace.

Cordley Lake Rd in Pinckney
20-yr old house basement (poured concrete) has periodically leaked between floor and wall during very wet weather. It's leaking now with what we are experiencing weather-wise. Sumps (2) are operational and working. Looking for a way to collect/pump-out that seepage or seal the joint. I am the homeowner.

PATRICIAN in Pinckney
Good afternoon. I am looking to put my house on the market within the next 6 months. When I bought my house 1 1/2 years ago, issues in the crawl with deflective floors and beams were not disclosed. I need a quote on getting that repaired. I believe I had someone come out before and give me an estimate. I need a current estimate on this. I look forward to talking with someone soon. Contact by email is preferred. Thank you!

Precipice Ct in Pinckney
*** Free Estimate Submission ***

south howell st in Pinckney
I am concerned with the crawl space I don't think it was sealed properly, and it may be affecting the home long term.

Cordley Lake Road in Pinckney
need a quote for crawl space encapsulation

Kennedy in Pinckney
Looking to underpin a basement and not sure where to look first. Would want to install a drain with a grinder/sump in lieu of an addition

Mower Rd. in Pinckney
Wet moldy closet in basement. Looking for quote.

Lister in Pinckney
Dampness in crawlspace during summer. Last summer my bedroom carpet smelled like mildew & I found mold in my walk in closet. Both are near the door to the crawl space . Crawl space has cemented floor & styrofoam type insulation by a previous do it your seller.

Downing Dr in Pinckney
our house which is 1 ½ story house, the 1st floor is concrete block. There are cracks in the joints that need repointed, And there are some blocks that need replacing. Also some of the concrete over the windows needs replacing as well as the metal piece over our crawl space entry. I am pursuing quotes and would like to know if you do all of this or just foundation work? Thanks