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Basement Waterproofing & Foundation Repair in Detroit MI

Detroit’s wet weather and high water table mean foundation damage and a wet basement or crawl space are all too common. Foundation Systems of Michigan is the trusted name for foundation repair in Detroit and across the state.

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Foundation Systems of Michigan

32985 Schoolcraft Road
Livonia, MI 48150
(734) 749-9480

Hours of Operation

Monday – Friday: 7 am – 9 pm
Saturday: 8 am – 6 pm
Sunday: 10 am – 7 pm


Foundation Systems of Michigan (FSM), a Groundworks Company, specializes in helping homeowners with their foundation repair, basement waterproofing, crawl space encapsulation, concrete, gutter, and generator needs. Our top priority is providing high-quality home repair solutions and personalized service across the state of Michigan. With fully trained technicians, industry-leading products, and nationally backed warranties, FSM is here to restore your foundation or basement.


Schedule Free Inspection

One of our contact center representatives will reach out to you to determine your problem and set the best time for one of our certified field inspectors to visit your home.

Consult with our certified inspector

Our certified field inspector will visit your home to observe the problems in your home and inspect other areas of your home that may have been impacted.

Installation of customized solutions

Our professional production crew installs patented, American-made solutions in each home with care and strives to leave the area better than we found it.

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Why Homeowners Choose Foundation Systems of Michigan

Foundation Systems of Michigan, a Groundworks Company, is the leading foundation repair company in Michigan. We proudly offer basement waterproofing, foundation and crawl space repair and encapsulation, concrete lifting and leveling to homeowners across the state.

For more than 15 years our commitment to exceptional customer service, cutting-edge products, and installation procedures has made us the number one choice for Michigan homeowners.

We treat your home like it is our own and get the job done right, the first time. Schedule your free inspection and estimate by calling or contacting us today.

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Foundation Repair in Detroit, MI

The soil in Detroit is high in clay. Combine this with the area’s 34 inches of rain and 33 inches of snow, and it is likely the soil around your foundation is damp almost year-round. Damp clay expands, putting hydrostatic pressure on foundation walls. Look for bowing walls or cracked foundation walls in your Detroit home. These are the most common foundation problem signs, but also look for sagging floors and sticking doors and windows which can be signs of foundations settlement. Foundation Systems of Michigan has been repairing homes for more than 15 years and uses proven American-made products like wall anchors and piers that stand the test of time.

Crawl Space Repair & Encapsulation in Detroit, MI

A wet, damp crawl space is common in many Detroit homes and, unfortunately, the problem signs are easy to recognize without entering the damp, small space. High humidity, musty odors, and sagging floors are all red flags to problems below your feet. Encapsulate your crawl space using a high-quality vapor barrier, a specifically designed crawl space sump pump, and an energy-efficient dehumidifier. Our products are installed by professionals with world-class training and years of experience.

Basement Waterproofing in Detroit, MI

Located on the Detroit River, one of four major straits that connect to the Great Lakes, the water table is often very high. It’s easy to see why the team at Foundation Sytems of Michigan has lots of experience repairing wet basements in Detroit. Look for water where the floor and the wall meet, or leaking through cracks, both horizontal and vertical. FSM offers a full line of waterproofing products depending on your home’s unique needs. From below-grade drains to sump pumps and wall vapor barriers, your basement will remain dry for years to come.

Concrete Lifting & Leveling in Detroit, MI

Like your home, the concrete around your Detroit home can also suffer thanks to the soil and weather conditions. Your driveway or sidewalk slabs depend on the soil beneath them for support. When the soil is washed out, thanks to the area’s heavy rain or snow melt, the stability is gone, and the slabs sink and settle. Look for uneven concrete, cracks, or sinking slabs and restore your concrete in just 15 minutes with polyurethane injections. Since the solution involves no large machinery or mess, repairs can be made anywhere, and you can return to your daily life quickly.

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Many homeowners believe that concrete is indestructible. Although used for virtually every building, driveway, and sidewalk, concrete is still a porous material. This means that it has thousands of tiny pores within it that water can easily flow through and cause damage. When water sits on top of concrete for a prolonged period it can cause it to crack and become uneven. The same goes for your home’s foundation. When water sits around your foundation, whether in the soil or around the base, it can cause severe structural damage. 

Lack of proper foundation drainage can put your home at risk of suffering from water damage. The water around your basement or even in your basement can compromise your foundation and the safety of your home on various levels. Not investing in a high-quality drainage system may seem like the most affordable option, but in the long run, it is the most expensive one.  

Unstable Foundation  

The volume of damage water can cause should never be underestimated. While standing water around your foundation or overly saturated soil may seem harmless, it can cause your foundation to move and shift. When this happens, cracks can appear, causing a whole array of other problems. By keeping your foundation properly drained, you won’t just keep it dry, but stable and safe as well.  

If you do not have proper drainage, heavy rains can easily soak the soil beneath your home, making it less stable. As a result, your foundation can begin to settle. Foundation settlement is a serious problem that should not be ignored. It can make your home collapse if left unsupervised. On the other hand, water accumulating beneath your home can push against your foundation floor or walls, making them crack or bow.  

Mold and Rot Growth  

Keeping water away from your home can also prevent mold growth. Mold mostly thrives in dark and damp places, so your humid basement will be an ideal place for it to spread. Since mold releases airborne spores, it also presents a health hazard. If you inhale them, you could end up with serious respiratory issues. On the other hand, wood rot also prefers humid environments. Since rot can damage your wooden supports and drastically weaken them, it can easily compromise your home’s structural integrity.  

Ensuring that your foundation stays dry is the best way to keep mold and rot away from your home. By doing so, you will make your home a safer and healthier place for your family. Furthermore, you will also increase your home’s market value. Nothing can lower the price of the house as quickly as foundation issues, so make sure you invest in a proper drainage system.

When homeowners hear about crawl space waterproofing and all it entails, many question the necessity of encapsulation, especially if the area is already closed off. A sump pump and dehumidifier make sense, but how can a vapor barrier protect a crawl space from water damage? Well, the materials your crawl space is made of, wood and concrete, experience rapid deterioration after water exposure. This is because both materials are highly absorbent. 
Because of their permeability, even water vapor can get through and invade your crawl space or crawl space. You might think this isn’t really a big deal—after all, water vapor is what the dehumidifier is for, right? However, once that moisture passes through the wood and concrete, there’s a possibility that mold will grow. There are certain types of mold that can survive even when the air isn’t very humid, so it wouldn’t take much for your foundation to start deteriorating. 
Vapor barriers completely block all water and water vapor that tries to get into the crawl space. It’s made of a completely inorganic material, so no mold can eat at it and grow. Encapsulation also helps insulate the area and keep temperatures stable which lowers energy bills. And last but not least, encapsulation tidies up the way your basement or crawl space looks. The sleek, white barrier brightens up the space, makes it look bigger than it truly is, and keeps everything clean for years to come. 

Besides high moisture below your home, vapor barriers also prevent wood rot, mold, efflorescence, uneven floors, pests, standing water, and wet insulation from occurring in your crawl space. The craziest part is that’s not even everything a vapor barrier protects against. Since your home relies on your crawl space for solid support, installing a vapor barrier protects nearly everything in your home – including furniture, walls, and your loved ones.

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    DryMich Service Map

    Proudly Serving Northern, Central and Southeastern Michigan & Northern Ohio

    Grand Rapids Office

    5985 Clay Avenue SW
    Grand Rapids, MI 49548

    Livonia Headquarters

    32985 Schoolcraft Road
    Livonia, MI 48150

    Traverse City Office

    3805 Elmers Industrial Drive
    Traverse City, MI 49685