Service Area

South Lyon

Located in Oakland county

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

Martindale rd in South Lyon
Unlevel floor, in need of supports.

Martindale rd in South Lyon
Unlevel floor, in need of supports.

Carriage Trace BLVD in South Lyon
I have two crack in my basement foundation that need repaired. Both pretty much extend the entire length of the wall. I can send pictures if it would help the estimate.

Detroit St in South Lyon
Looking to see what it will take the basement to get repaired

W MILE RD in South Lyon
We have a crawl space with no access. When we opened up the floor for a bathroom remodel project, we found what appears to be old repairs and possibly rotting joists. The crawl space is tiny - maybe a foot deep. We are not entirely sure how to approach this. The bathroom floor still has a large opening in it. The floor is uneven in places and in at least one room, the floor is separating from the baseboards.

Cambridge Ave. in South Lyon
*** Free Estimate Submission *** Just looking to get a quote for new gutters installed on my one level ranch home

Martindale in South Lyon

Richfield St in South Lyon
Our house has two additions each made by separate homeowners. The 1st addition had a raised crawl space which is in decent condition. The 2nd addition is a regular crawlspace. It has become apparent during this winter that the lack of insulation and or some potential issue is causing us to lose heat. We want to insulate it if appropriate

Kestrel Court in South Lyon
We recently purchased a home in June 2020 that has an addition off the back of the house which is on a crawl space. The total space is split roughly 75:25 into two rooms by one wall. In December we noticed that the wall splitting the space has started to sag and the drywall corner between the ceiling and wall is splitting in two locations, about 6-8" long and large enough to stick a pen through it. The wall runs perpendicular to the ceiling/roof joists but runs parallel to the 13' span floor joists.

Sue St in South Lyon
Looking to have an egress window installed in my basement.

Mile Rd in South Lyon
Am interested in a free quote for the installation of a house generator. Please wait until the week of January 18th before contacting me about this. Thanks.

Woodgrove Dr in South Lyon
Floor raised in center of house over steel beam. Floors getting creaky. Nail pops throughout house. House is ~7 years old.

Roaring Brook Drive in South Lyon
Pin hole leak in basement wall.

Colt Ln in South Lyon
FSM installed 8 wall anchors in my home back in 2017 (Jan 6 contract signed, Feb 28, install).  There is no issue with the work.  I have, however, forgotten the details for the periodic maintenance that I should be applying to tighten the wall anchors. Could someone from FSM remind me: How much torque should be applied when tightening the anchor bolts with the torque wrench? How often should we be tightening the anchor bolts? Thanks for your help. - Andrew Hamel

in South Lyon
Would like a quotes on 18 and 22kw generator

Salem Farms Dr in South Lyon
Crawl space encapsulation estimate

Coach Lane in South Lyon
There is a crack in our basement wall near an egress window that has some water leaking through. It looks like the crack was previously repaired (injected/patched). I just recently moved into the house and the sellers didn't leave any related paperwork, so I don't have the history.

Firwood Road in South Lyon
Looking to possibly insulate my crawl space

Palma Ln in South Lyon
I had a interior French drain and Triple Safe Sump Pump system installed last year by FSM. Currently the system is under warranty and I have two questions regarding it: 1. My battery backup pump no longer works. Every 1 to 1.5 months, i cleanout my sump basin and interior drain pipe. During this time, I test my battery backup pump to make sure it works. This past week, i performed maintenance on my system and the pump no longer works, August 5th was the last time it worked (As i wrote in my log). Is that pump covered under the warranty? 2. I need to have a radon mitigation system installed in my home and it is recommended that the fan be installed to utilize the interior French drain. The current basin FSM installed is pretty congested and i would rather not use that. I want to install a new sump basin in an opposite corner of the basement for the radon fan to pull from. Will this void my warranty if I install a new basin in another corner? Thanks, Ryan Solomon

Woodland Drive in South Lyon
We get water in our basement every time there is heavy rain or after snow melts. Looking to see how much it would be to fix

I have one area leaking. We found water on the carpet. It didn't dry for four days. We tore out padding and carpet tire away and ripped out a section of drywall to,find the source.

S. Lyon Trail in South Lyon
The drain tile surrounding my house (basement built in 1999) does not seem to be draining water around the outside. Specifically in one corner. The furthest away from the sump pump.

FRANCY LN in South Lyon
Hi, we have a crack in our foundation wall and would like an estimate to repair. We can send photos in if you are able to quote via email! Please let us know, thank you

Prescott LN W in South Lyon
Your workers left a 25 foot tape measure at my house last Friday 10.9 after a basement repair job. What would you like me to do with it?

Silverside in South Lyon
I'd like an estimate to get gutter filters installed on my 1000 sq ft, single story home. Thank you.

Tara drive in South Lyon
We have 2 basement crack and 1 leaks during heavy rain.

Quail Run Circle # in South Lyon
Please check out the cracks in Jay's Basement for leaks and send an estimate to the above E-mail as soon as you can. Thank you, Mary Ann Gingrich/Secretary Quail Run of South Lyon ***ociation

Stanford Ave in South Lyon
Cracks in basement walls that leak. Will Not be able to do an appointment until 29 September or after

Seven Mile Road in South Lyon
Split basement, part poured, part stone. Issues in old part: water coming in, stone pillar needs repair. I also would like a quote on an egress window.

Pontiac Trail in South Lyon
There is a crack in the foundation in my basement that leaks water into the house when it rains. I would like a quote on how much it is to fix it.