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

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.

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 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.

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 South Lyon

Mallory Lane in South Lyon
Our house was built around 7 years ago. This past weekend when entering the basement there was a significant amount of water on the floor. After quickly investigating we discovered that our sump pump went bad and stopped working. Since then we have had the sump pump replaced and all of the water drained and floors drying. We are looking for and estimate to seal cracks in the floor from the house settling and seal where the wall meet the floor.

maple court in South Lyon
i have a home that was built in 2006. in about 2008 i had some cracks repaired. 4 of those cracks are now leaking again. there is a tape of some sort that has water created bulges. i would like to get an estimate for having these cracks corrected.

Daria circle west in South Lyon
Cracks in basement walls

Seven Mile in South Lyon
We just bought a home and there is a crack/leak in the basement needing repair.

Crooked Ln in South Lyon
We have a finished basement with concrete floors and our property is lakefront. water appears to be coming through 2 of our basement walls at the southeast and southwest corners. water is also coming up through 2 drain grates in the basement floor

Deerfield Ct in South Lyon
Noticed a crack in our footing possibly caused by water

E. Liberty St. in South Lyon
Damp basement.

Trailwood in South Lyon
I have multiple small vertical cracks in my poured foundation basement walls. The home is 5 years old. I had a leak in one crack which I sealed with poly foam DY kit. The repair stopped leak but it now has started to leak at the next vertical crack.

Waterfall Ct. in South Lyon
I have a patch of my basement that is wet and leaking.

Merrie Meadow Lane in South Lyon
I have a 28 year old home that never had a sump pump installed. This year in the late fall the pit/tank overflowed multiple times. Historically I do not know how much water was usually in the tank because I never checked. The water softener has always ran to it and a few years ago RO was added. The builder never told us if or where the tank empties into the backyard. Many years ago a garage was added that could have been built over the outlet but there was never any overflowing of the tank. This year two changes were made, a paver patio was added to the rear of the house and a radon mitigation system was added. I do not know if either of these changes contributed to the problem but I investigated both and neither seems to be the cause. The radon company came out and checked their installation (which was right over the drain tile) and that area was "bone dry" and this is about 15' from the tank. I removed some pavers to expose some sort of a drain pipe at the rear of the home and it was also dry. I was able to insert and electrical snake (it's the only thing I had) into it (30' away from and 35' towards the house) and it did not appear that the paver installation damaged that pipe. In addition I used a wet/dry vacuum to remove all of the water from the tank twice. Each time the two 4" pipes going into the tank dripped water very slowly for multiple hours and some event occurred both times where the tank filled (but did not overflow) again very quickly within a 12 hour period. I was hoping to see which pipe was the source but was not able to. I was going to divert the RO and softener to see if one of them was filling the tank but this occurred over a two day period and I don't think my softener runs that often and we don't use a lot of the RO water. At this point I was thinking maybe I should just get a sump pump installed but wanted to get a professional opinion. Thank you.

Vassar in South Lyon
Vertical crack on basement wall that leaks water when it rains.

Spy Glass Hill Dr in South Lyon
I have two vertical hairline cracks along the poured wall seams that leak. The house is only 5 years old. I'm not sure if the drainage system leading to my sump is working properly that is exacerbating the situation.

Seven Mile in South Lyon
We just bought a home and there is a crack/leak in the basement needing repair.

Crooked Ln in South Lyon
We have a finished basement with concrete floors and our property is lakefront. water appears to be coming through 2 of our basement walls at the southeast and southwest corners. water is also coming up through 2 drain grates in the basement floor

Deerfield Ct in South Lyon
Noticed a crack in our footing possibly caused by water

E. Liberty St. in South Lyon
Damp basement.

Trailwood in South Lyon
I have multiple small vertical cracks in my poured foundation basement walls. The home is 5 years old. I had a leak in one crack which I sealed with poly foam DY kit. The repair stopped leak but it now has started to leak at the next vertical crack.

Waterfall Ct. in South Lyon
I have a patch of my basement that is wet and leaking.

Merrie Meadow Lane in South Lyon
I have a 28 year old home that never had a sump pump installed. This year in the late fall the pit/tank overflowed multiple times. Historically I do not know how much water was usually in the tank because I never checked. The water softener has always ran to it and a few years ago RO was added. The builder never told us if or where the tank empties into the backyard. Many years ago a garage was added that could have been built over the outlet but there was never any overflowing of the tank. This year two changes were made, a paver patio was added to the rear of the house and a radon mitigation system was added. I do not know if either of these changes contributed to the problem but I investigated both and neither seems to be the cause. The radon company came out and checked their installation (which was right over the drain tile) and that area was "bone dry" and this is about 15' from the tank. I removed some pavers to expose some sort of a drain pipe at the rear of the home and it was also dry. I was able to insert and electrical snake (it's the only thing I had) into it (30' away from and 35' towards the house) and it did not appear that the paver installation damaged that pipe. In addition I used a wet/dry vacuum to remove all of the water from the tank twice. Each time the two 4" pipes going into the tank dripped water very slowly for multiple hours and some event occurred both times where the tank filled (but did not overflow) again very quickly within a 12 hour period. I was hoping to see which pipe was the source but was not able to. I was going to divert the RO and softener to see if one of them was filling the tank but this occurred over a two day period and I don't think my softener runs that often and we don't use a lot of the RO water. At this point I was thinking maybe I should just get a sump pump installed but wanted to get a professional opinion. Thank you.

Vassar in South Lyon
Vertical crack on basement wall that leaks water when it rains.

Spy Glass Hill Dr in South Lyon
I have two vertical hairline cracks along the poured wall seams that leak. The house is only 5 years old. I'm not sure if the drainage system leading to my sump is working properly that is exacerbating the situation.

Pinebrook Ln in South Lyon
We just purchased a home and have a steady leak coming in through our basement foundation that we need ***istance with repairing.

Enclave Drive in South Lyon
We have a crack in our basement wall/foundation that is leaking. Need an inspection/quote.

Daria Circle West in South Lyon
My front walkway has a small section that has sunk and created a trip hazard. Interested in having it leveled depending on the cost.

Cantor Lane in South Lyon
We have a water leaking in from our basement wall

Brompton Way in South Lyon
There are cracks on north side of basement wall and having water leakage from time to time.

Lyon Ridge Drive in South Lyon
Leveling slabs and side walk s

Coach Lane in South Lyon
****o, I have a crack in my basement wall that occasionally has water seeping. Not really an active leak, it just looks like wet concrete sometimes.

Martindale Rd in South Lyon
Basement wall from top to bottom crack and leaking. Trying to get someone out there on Sept.6th between 2-4pm.

Not Untill You Call in South Lyon
Have a foundation wall cracked and tipping out at the top