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

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Please Note: You must be the Homeowner to receive our Free Estimate.

Work orders from Pinckney

Colony in Pinckney
Recent customer - follow-up question: The end of the pipe coming out of my crawl space into the c**** will be partially/fully submerged through the summer and part of the fall because the hole was cut so low through my seawall. Will the heating cable that is inside the pipe get ruined from this long-term submersion? I'm not sure if the muskrats (or anything else) would be tempted to chew into this cable.

Far Ravine Dr in Pinckney
Water leak through foundation of attached brick garage in heavy rain

Far Ravine Dr in Pinckney
Water leak through foundation of attached brick garage in heavy rain

Bass Ave in Pinckney
We have a crawl space that I am interested in having looked at. I would like the crawl space to be waterproofed for a reverse osmosis system.

McGregor Rd in Pinckney
I have a corner wall of my basement That is damp particularly after heavy rains or winter thaw not sure if this is isolated issue or something larger

My Mother In Laws house is on a crawl space. We had it inspected in September and it needs work/repairs. Would like you to come out and take a look at it.

bass ave in Pinckney
Sagging floor- and email is best

ALGONQUIN DR in Pinckney

Neil in Pinckney
basement cracking, some water during heavy rain

westshoe in Pinckney
Need whole house generator 24K

westshoe in Pinckney
Need whole house generator 24K

Downing in Pinckney
looking at estimates for crawl space isulation

Downing in Pinckney
Crawl space insulation quote please

STAFFORD DR in Pinckney
****o, we have 2 gutter downspouts that we would like buried, hopefully before the end of the season/year. We would like them to connect together underground and lead to the back of our property. One would need to be buried under gas and utility wires. Please call either number thank you

Shoshoni Pass in Pinckney
instertested in quote for home generator

Cedar Bend Drive in Pinckney
Our finished basement has wet carpet and mold along one area of one of the rooms. Need an estimate to stop the leak and repair foundation. Thank you.

Beulah in Pinckney
Before we purchased the house, cement blocks were used to stabilize the house. My wife believes the house is shifting and slipping downhill, I do not. We want to be certain, because we may be moving in the next 1-2 years.

Kress in Pinckney
Lakefront 1250 sq. ft home. Crawl . . . some blocks are broken and degrading. Need an inspection and a bid for the repair. Call anytime. -Bill 586-651-0550.

Pebble Creek Drive in Pinckney
Water gets into a corner of my sons bedroom after a heavy rain.

Dexter Townhall Rd. in Pinckney
I have a high crawl space under a cottage and want to get it fixed so that so much moisture does not come up stairs.

Base Lake Rd. in Pinckney
Large crawl space. Need auto restart and ability to pump up and outside. Have used your company for gutters. Thank you.

Retaining wall repair, Gutter drainage repair, basement wall crack repair.

Baudine Road in Pinckney
We are putting an addition on our lake home in Pinckney. The foundation is in place. I need someone to level the grade in the crawl space, add a vapor barrier, and put insulation inside the two layers of brick. This is for 423 square feet. I would like to set up a visit next week so you can look at our project and provide a quote.

Kress Rd in Pinckney
Water getting into the crawl space we live on the water and all that rain we get it continues to happen I think you guys put in the lining in the crawl space we bought this house a year ago and the crawl space was already done

Kingston Court in Pinckney
I am trying to sell my home due to the death of my husband, but 2 inspections have said there is a basement issue. All I can see is crystallization on block walls. Need to find out what is going on asap

Surrey Dr in Pinckney

Lancelot Lane in Pinckney
Had a recent crawl space flood. Currently drying it out. The flood was from ground water, sump pump failed. The insulation (foam board) is falling of the walls (glued in place, no mechanical fasteners). Removed vapor barrier (plastic sheeting 4-6 mil) from the pea stone base. Looking for an estimate for insulation and vapor barrier.

Wynns Rd in Pinckney
Damp in our crawlspace.

Wynns Rd in Pinckney
Gets damp under crawlspace.

Cordley Lake Rd in Pinckney
Mold and foundation integrity issues