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Foundation Systems of Michigan crew member carrying push piers while smiling.

Foundation Repair

Cracked or bowing basement walls? Learn about the importance of foundation repair, common foundation problem signs, and how FSM can help. Free Inspections.

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The strength and longevity of your home hinge on the reliability of its foundation, particularly in Michigan’s troublesome soil and changing weather conditions. 

At Foundation Systems of Michigan, we’re experts in dealing with the complex issues that Michigan foundations experience. With more than 15 years in the industry focused on foundation repair, we’ve developed a broad range of services to tackle any foundation issue, big or small. 

Your home’s foundation should be more than an afterthought—it’s an integral part of a solid, long-lasting home structure. 

Our state-of-the-art foundation repair techniques are specifically designed for the unique environmental conditions in Michigan. We’re committed to long-term fixes, not just quick patches. Our aim is to provide enduring solutions for foundation damage like cracks, settlement, and other structural problems. 

Why Foundation Repair Matters

Foundation repair can seem overwhelming. At FSM, we get it. 

It’s common for homeowners to put off repairs until problems become unavoidable. Doing so makes problems more difficult to fix and the entire process more costly.

Unsafe Conditions

Foundation failure can pose serious safety hazards to you and your family. 

Although rare, a collapsing basement or crawl space wall can cause injuries, and sloping floors lead to tripping hazards. Sticking doors and windows are not only frustrating but, in an emergency, can become dangerous.

That’s why it’s important to address foundation problems as soon as possible to ensure the safety of your household.

Decreased Functionality

In addition to being dangerous, foundation problems hinder how your home functions.

From rolling countertop items caused by uneven floors to constant squeaks and dishes that rattle when you walk across spongy floors, your home was designed for a reason, and these minor inconveniences can really add up over time. 

These problems become a constant reminder of the issues occurring beneath your floors. You deserve to use your home as intended before structural problems rob it of its functionality. 

Decreased Home Value

Foundation problems can decrease home value, even if the damage seems minor. For instance, visible cracks on walls or floors can signal foundation issues, making potential homebuyers wary of purchasing your property.  

Fixing the foundation will enhance your home’s value, stability, and safety.

Increased Repair Cost

The cost of repair increases the longer foundation damage is left unattended. This is because foundation problems worsen with time, requiring more serious repairs. Festering problems also lead to secondary issues like drywall cracks, cracked countertops, and roof issues if left unrepaired for long periods.  

You can avoid additional costs by addressing foundation problems early, making repairs more manageable.

Protect Your Investment and Ensure Your Safety

Schedule Free Inspection

Call us or book your appointment online to 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.

Schedule Inspection

Identifying Foundation Problem Signs

Foundation damage causes several problem signs you can easily notice.  

The most common issues to look for are:  

If you notice these problems, contact a professional foundation repair company as soon as possible.

View more problem signs >>



Common Causes of Foundation Damage and How to Keep Your Home Safe

While there are several causes, the two major factors that contribute to foundation damage are water and soil. How these two environmental factors interact creates many problems for your foundation.   

Water causes soil to expand, while drought makes soil shrink. This movement causes your home to become unsupported, resulting in damage.   

Depending on where you live in Michigan, you may be experiencing different foundation problems based on your soil composition.     

Northern Michigan soil, for example, has a lot of sand. While this is good for drainage, washout can leave the structure unsupported.     

Southeast Michigan and Northwest Ohio have expansive soils with high clay levels. Clay soil expands when water is present and shrinks during dry periods. This movement causes soil to shift, creating voids your home quickly sinks into.     

Besides soil issues, less common causes include plumbing leaks and tree roots growing too close to your home, causing walls to crack.

The FSM Solution

Regardless of your home’s specific damage, Foundation Systems of Michigan has engineered solutions to custom-fit your home’s needs. Our team of inspectors and installers plays a pivotal role in the design and manufacturing of our own line of products.   

This means we stand behind both our work and our products and can offer a Life of the Structure Warranty.   

Our warranties are fully transferable, meaning if you decide to sell your home, the buyer will receive the same exceptional care and coverage you enjoy. 

SettleStop Pier Systems

Problematic soil under your home can lead to problems like sticking doors and windows, exterior brick cracks, and drywall issues.   

FSM uses our custom-engineered solution, SettleStop pier system, to bypass unstable soil and connect with the stable bedrock below.  

The process involves attaching heavy-duty brackets to your home foundation and driving a pier through the bracket deep into the earth beneath your home. 

When stable soil is reached, the weight of your home is transferred to the pier, stabilizing the home and offering the potential for lift.  

FSM uses benchmarking to measure the amount of movement and provide peace of mind for you, the homeowner.  

We install two types of piers – helical and push piers. While they serve the same function, they are each used during specific conditions. 

Here’s how these pier systems work:

Helical Piers

FSM’s SettleStop Helical Pier System uses a helical plate at the end of a steel pier to screw into the soil until bedrock is reached.  

This screw design allows good support as it travels through the soil.  

Helical piers are used often and are the best choice for lighter structures like your home.

Push Piers

SettleStop Push Piers are similar to helical piers but are hydraulically driven straight into the ground rather than screwed. 

This process uses the weight of the structure to drive the piers into bedrock, so heavier buildings work best when using push piers.

SettleStop Wall Repair Tools

Your basement wall problems can occur for several different reasons. Regardless, repairing them quickly is key.  

Look for horizontal, vertical, and stair-stepping wall cracks. These are all signs of foundation damage. 

Cracks allow water to enter, bringing additional problems like mold and efflorescence.   

Choosing the right basement wall repair depends on several factors unique to your home.  

We use the following wall repair options:

Wall Anchors

SettleStop Wall Anchors provide lateral support to bowing or leaning basement walls. They are best used when walls are moderately to severely damaged with an inward movement of more than two inches.  

An earth anchor plate is buried about 10 feet from your foundation and connected with a steel rod to an interior wall plate installed on your basement wall.  

A specialized bolt is tightened by our technicians to stabilize the wall and prevent future movement.

Learn more about Wall Anchors >>

I-Beams

In situations where your wall has significantly bowed, but your home lacks the option to install an outside earth plate due to property lines or another structure, engineered wall beams are installed to stop inward movement.  

SettleStop IntelliBrace™ I-beams are placed against the wall and secured to the basement floor and the floor joist above.  

The beam can be tightened over time to ensure permanent stability. 

Learn more about IntelliBrace™ >>

Carbon Fiber Reinforcement

SettleStop Carbon Fiber Straps are another solution when space is limited. These straps, reinforced with carbon fiber, can be easily fitted in tight spaces to add stability to your basement walls. 

The installation process is quick and non-invasive. Using high-strength carbon fiber straps and epoxy adhesive, the straps are simply applied to the interior surface of the walls. The installation takes place solely inside your basement, minimizing disruption to your home.

SettleStop IntelliJack™ Crawl Space Support Posts

If the floors above your crawl space are sagging, sloping, creaking, and leading to tripping issues, SettleStop IntelliJack™ crawl space support posts are the answer.  

These adjustable support beams are installed in the crawl space beneath floor joists and have an allowable load capacity of more than 24,000 lbs. per support jack. 

Our jacks are tested and certified to the highest industry standards for ultimate peace of mind. 

Learn more about IntelliJack™ >>

We understand how important your home is because we’re homeowners too.   

You deserve the expertise of trusted local professionals and top-quality products tailored to your home.   

That’s why we warranty a permanent stabilization solution for your foundation.

View more Foundation Repair Solutions >>

Foundation Repair Cost

Determining the cost of foundation repair can only be done through a complete inspection of your home.   

However, there are several factors that go into determining cost:  

  • Type of Foundation: Different types of foundations require different repair solutions, which can affect the cost. A crawl space with sagging floors requires a different solution than a slab home with the same problem. This results in different costs for similar symptoms.   
  • Extent of Damage: The extent of foundation damage considerably influences the cost of repairs. Repairing minor cracks tends to be more affordable compared to addressing significant foundation problems. 
  • Soil Conditions: The type of soil surrounding your foundation can also impact the cost of repairs. For example, expansive soil in southeast Michigan swells and shrinks with moisture changes and causes significant foundation issues, resulting in higher costs.  
  • Location: Your home’s location impacts the cost of foundation repairs. If you live in an area with high living expenses or strict building codes, expect to pay more for repairs. 

Discovering the cost of foundation repair is based on multiple factors specific to each home, as well as the extent of foundation damage. 

Offer ends 06/30/2024

A Crack in Your Foundation Shouldn't Break the Bank

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Award-Winning Service

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Today Miguel A, Noel G and Nathan W came to my home to do a encapsulate crawl space job. They was on time and and very respectful. The best …

Today Miguel A, Noel G and Nathan W came to my home to do a encapsulate crawl space job. They was on time and and very respectful. The best part was the finish work. My crawl space looks amazing we are happy we chose FSM!

shauntez “Tez Dont Do It To Em” johnson

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Luis came right when he said he would, and was very professional and knowledgeable.

Luis came right when he said he would, and was very professional and knowledgeable.

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Nathan Pierce and Noah W. Did a great job lifting the front porch and explained every step resulting in job well done.

Nathan Pierce and Noah W. Did a great job lifting the front porch and explained every step resulting in job well done.

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MY SALESMAN WAS MARK M FROM FOUNDATION SYSTEMS OF MICHIGAN .HE WALKED ME THRU THE PROCESS FROM START TO FINSIH AND WAS EXTREMELY…

MY SALESMAN WAS MARK M FROM FOUNDATION SYSTEMS OF MICHIGAN .HE WALKED ME THRU THE PROCESS FROM START TO FINSIH AND WAS EXTREMELY PROFESSIONAL AND COURTEOUS TO MY CONCERS. i WOULD RECOMMEMD HIM TO ALL MY FAMILY AND FRIENDS.

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Jason Schilt did an amazing inspection on my foundation he was on time, professional, and very thorough with the inspection

Jason Schilt did an amazing inspection on my foundation he was on time, professional, and very thorough with the inspection

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SEE COMMENT BELOW THIS ONE.Chris P., Chad B., Mike T., and David were a Professional team. Had Crawl Space Waterproofing installed. They…

SEE COMMENT BELOW THIS ONE.Chris P., Chad B., Mike T., and David were a Professional team. Had Crawl Space Waterproofing installed. They took time to answer questions. They had a great rapport among themselves and me as the customer. They went above their duties. Would recommend FSM professionals. Recommendation to the work crew that did the installation. Thank you all so very much!ADDING TO THIS REVIEW.As time has gone by have had 2 issues so far with the work that has been done.1. NEEDED A SUMP PUMP WAS TOLD BY THE SALES REP not necessary (WRONG) 2.Dehumidifier has moisture and is dripping or draining the water out onto the encapsulation. Now my dehumidifier is corroded and looks awful. Is the dehumidifier to have been connected to the sump pump???????No answer for that question at this time.Another issue the encapsulation on the walls of crawl space has come down for a SECOND time.The repair crew COULD NOT BE HERE FOR 3 WEEKS AFTER THE INIITIAL CALL. SO………NOW THERE IS EVEN MORE WATER IN THE CRAWL SPACE.No recommendation at this time. It takes away from my time when I have to schedule a repair that should not have even happened.

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Keith Haddix was great!! He was very professional and got to the problem. If I needed to call someone again I would only ask for him to…

Keith Haddix was great!! He was very professional and got to the problem. If I needed to call someone again I would only ask for him to come out ..thank you again Keith.

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Brian the field Inspector came out and was not only on time but early.He was very respectful and understanding, looking in places we…

Brian the field Inspector came out and was not only on time but early.He was very respectful and understanding, looking in places we haven't thought about.Overall good experience.

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Brian was exceptional and thorough with our inspection. He made sure to explain everything in detail. We will highly recommend him to our…

Brian was exceptional and thorough with our inspection. He made sure to explain everything in detail. We will highly recommend him to our friends and family.

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Nathan Pierce and Noah W. Did a fantastic job! On time and explained the complete process. Very considerate and responsive.

Nathan Pierce and Noah W. Did a fantastic job! On time and explained the complete process. Very considerate and responsive.

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From the time Nate did the inspection and quote to the time Timmy, Kody, and Sylvester completed the work, I was totally sold on this…

From the time Nate did the inspection and quote to the time Timmy, Kody, and Sylvester completed the work, I was totally sold on this company. These are some really hard workers and I applaud them. Everyone I worked with on this job was personable and customer service oriented. So happy with the job they did. Let it Rain!!!

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Very professional service people. On time. Conducted service in a timely manner. Very knowledgeable.

Very professional service people. On time. Conducted service in a timely manner. Very knowledgeable.

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They did an amazing job on my basement. They called and let us know when they were on the way. They worked hard both days they were here…

They did an amazing job on my basement. They called and let us know when they were on the way. They worked hard both days they were here and we are very happy with the result.

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Great company. Good service. Respectful and reliable.

Great company. Good service. Respectful and reliable.

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John Weidenbach gave us such quality info that people in the past have not. Super impressed and trust 1000%!

John Weidenbach gave us such quality info that people in the past have not. Super impressed and trust 1000%!

Katie Cooper-Sadosky

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FSM was outstanding to work with! Ben was super informative, honest with us and we felt confident we made the right decision to schedule…

FSM was outstanding to work with! Ben was super informative, honest with us and we felt confident we made the right decision to schedule with FSM to have our Crawl Space encapsulated. The crew showed up to do the dirty work with so much enthusiasm! A great bunch and they did a fantastic job. You would not even have known they were here aside from the major transformation of the Crawl Space. Not a stitch of mess left behind. We had tons of questions during the estimate with Ben and during the installation and they all were very knowledgeable and happy to help. The change through out our home AMAZING! I wished we would have done it sooner!! THANK YOU FSM!

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Phil Pazon was very professional & did a great job of testing & performing scheduled yearly maintenance on my pump system.

Phil Pazon was very professional & did a great job of testing & performing scheduled yearly maintenance on my pump system.

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Nate and Noah were the best! They went above and beyond with making our garage floor even. Thank you for taking your time to make sure…

Nate and Noah were the best! They went above and beyond with making our garage floor even. Thank you for taking your time to make sure everything was okay and explained everything throughly to ensure we felt confident!

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I am just getting started on my journey with FSM. So far I am very impressed! I called yesterday and was able to get an appointment this…

I am just getting started on my journey with FSM. So far I am very impressed! I called yesterday and was able to get an appointment this morning! Super quick response!Kyle M. And Mike B. came to do the initial inspection. They were on time which I appreciate. Both very friendly and knowledgeable. I didn't know what to expect and was a little nervous that they would be "pushy" salesman. Not the case at all! In fact completely opposite.. They took the time to do a thorough inspection, understand my concerns, and answer my questions. Even answered questions when I had to "phone a friend." :)They provided a thorough explanation of what the issues are and even had me feeling like an expert at one point! Both of them were very honest and even though I just met them the entire time I was at ease talking with them.Kyle M. almost got stuck in the well closet (I shut the door on him LOL) during the inspection, but he didn't skip a beat and it made for a good laugh!Mike B. offered some additional expert advice after noticing icicles above my AC unit during inspection around the outside of my home. Extra kudos to him for helping me cover it up!!Kyle M. was very patient with me during the entire process. He provided a good explanation of my options and was supportive of whatever decision I made. He was not "pushy" at all. He also told me what to expect throughout the process.Kyle M. and Mike B. make a great team! FSM is lucky to have them as frontline staff meeting with customers. They made my day!I look forward to the next steps in my journey with FSM! I like the fact that Kyle M. and Mike B. are familiar with all staff involved with the project. I also know Kyle M. will be in touch throughout to make sure things go smoothly.

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Kyle was thorough and personable. He explained everything in a way that I could understand and gave me options to stay within my budget. We …

Kyle was thorough and personable. He explained everything in a way that I could understand and gave me options to stay within my budget. We will definitely call him when we are ready to do the work.

What to Expect from FSM

We understand the frustration you experience when encountering contractors who fall short of expectations, don’t communicate, and compromise on quality.   

At FSM, we prioritize communication, safety, and transparency in all our jobs. Count on our dedicated team to deliver top-notch service and offer the utmost care for your home.  

We go the extra mile by covering our shoes with clean booties before entering and cleaning up the work site thoroughly before leaving. Your satisfaction and comfort are our top priorities.  

We treat your home as if it were our own.

Booking an appointment

You can schedule an inspection online by completing our contact form, or calling us.  

No matter how you book, you will receive a confirmation email with information about FSM, the inspection process, and an idea of some of the solutions we offer. 

Guaranteed Two Days Before Confirmation Call

We’ll call and text 48 hours before the inspection to confirm our appointment. Not a window, the exact time we scheduled at booking.

On the Way Call

We want to keep you in the loop. On the way to your appointment, our inspectors will give you a call to let you know.  

We also offer a GPS system allowing you to see where your inspector is real-time.

Welcome

Having someone you don’t know show up at your house can be scary. Our Certified Field Inspector understands and works to make you comfortable every step of the way. 

When we arrive, we’ll talk through the problems you’re noticing, and based on your concerns, he’ll run through his inspection process.

The Inspection

Your inspector will complete a thorough evaluation of your home. He’ll take measurements, create a diagram and perhaps take pictures.

All these tools will help the installation team when the work is installed.

Inspection Findings

After the inspection is complete, our expert will meet with you to review their findings. The report will also include an estimate the same day.  

You will never have to wait or follow up with us to receive a quote.

Schedule Work

If you choose to move forward, work will be scheduled same day for a time and date that works well for you and your family.  

Our team will get all necessary permits, and a licensed structural engineer will review foundation work when needed. This ensures you receive the best solution for your job and eliminates any pop-up problems on the installation day.

FAQs

When homes are first constructed, it’s generally recommended that downspouts drain water about 10 ft. away from the foundation. The further away that water flows, the safer your home is from damage. This can be achieved by installing downspout extensions, drainage systems, or ensuring that your yard’s grade slope is negative. This simply means that whenever it rains or the snow begins to melt, any water will flow away from your home and not toward it.  

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.

To detect foundation problems on time you need to inspect your foundation regularly. If you notice something suspicious, keeping an eye on the problem will help you prevent it from getting out of hand.  

Annual Inspections  

If you have just moved into a new home, you probably do not anticipate foundation problems to occur right away. However, it is recommended to conduct a routine check once a year to see whether everything is in order. This way you can notice a problem as soon as it shows up and nips it in the bud.  

This may seem redundant, but keep in mind that there are so many things that could damage your foundation. In addition, foundation problems can quickly escalate, so by skipping just one inspection you are giving them enough time to spiral out of control. The sooner you catch a problem, the easier it will be to fix it, not to mention cheaper.  

Monthly Checkups  

If during one of the inspections you notice that your foundation is experiencing some issues, you will need to increase the frequency of assessments to once a month. For example, cracks in your foundation can just be cosmetical, but they can also be a sign of foundation settlement. Keeping an eye on them and contacting a professional as soon as you notice any changes can save you a lot of trouble.  

Of course, it is always best to schedule routine inspections with a professional. Their trained eye will surely notice possible problems sooner so they won’t have time to escalate. Unless you have training in foundation repair, it is better to step aside and leave things to experts.

When many homeowners notice issues around their homes, they will often attempt to fix them by themselves. Unfortunately, not many homeowners will even know where their foundation is, much less how to go about repairing it. Therefore, it is best to leave any repairs you might need to the foundation experts at Foundation Systems of Michigan instead. 

Why DIY Repairs Are Not Recommended 

The foundation is a structure that requires an immense amount of precision and expertise to fix. Additionally, any DIY repairs sold by your local home improvement stores are often not powerful enough to fully repair the foundation. At best, they act as temporary relief while you schedule an appointment with the foundation experts at Foundation Systems of Michigan. 

Even if you are able to find a relatively cheap repair solution elsewhere, applying the wrong solution or making a mistake might result in even more costly damage to the foundation. It is best to invest in powerful solutions you know will be able to permanently protect your foundation now and in the future. Calling the foundation experts at Foundation Systems of Michigan is therefore your best bet. 

Calling the Foundation Experts for Help 

The foundation experts at Foundation Systems of Michigan are trained to handle all sorts of foundation repairs. We will also have the right tools and equipment necessary for installing any tough repair solutions that your foundation or surrounding concrete might need. 

The slab pier system also requires an incredible amount of precision to install as well. If you make a mistake installing a similar system on your own, this can result in massive damage to your home as a whole. You cannot afford the costly mistakes that this could cause, which is why hiring the foundation experts at Foundation Systems of Michigan is your best bet. 

Foundation damage can be a bigger hazard than you might think. Your basement will not be the only room adversely affected. There are plenty of other structures around your home that will be impacted by this damage as well. 

Sagging Floors 

If your foundation has shifted or cracked, chances are your floor’s support beams have too. You might notice your floor has started to sag or bounce in places. This can create a dangerous tripping hazard for everyone in your home. Some homeowners might choose to simply ignore it, which can prove to be extremely dangerous should the damage spread out to other parts of your home. 

Shifted or over spanned floor support beams can also be caused by a construction mistake as well. The support beams are laid at specific lengths away from one another to better distribute the weight of you, your family, and your belongings over them. Sometimes a contractor will leave these beams to go over the span they are supposed to cover if it’s all up to code. This leaves you with issues in the future that you will need to call a foundation expert to fix. The damage from these support beams can obviously spread out to either the concrete around your home or foundation. 

Stuck Doorways and Windowsills and Leaning Walls 

You might also notice your doors and windows have suddenly become much harder to open. Though many homeowners might attribute this sticking to age, it can also be the result of a shifted or cracked foundation too. Without the stability of your foundation’s support, your doorways and windowsills may start to lean or tilt, which can trap the doors and windows in their frames and make them harder to open. 

Similarly, you might also notice that your walls have begun to lean or sway a bit as well. When your walls start to sway, your entire home is sure to collapse soon. Therefore it is so important to fix foundation damage as soon as you can. It can be extremely costly to fix an entire collapsed house, especially if that damage has spread to your neighbors’ homes as well. 

The ground is going to get wet no matter what when it rains. But gutters can help by keeping copious amounts of water away from the soil directly around your foundation. Properly functioning, quality gutters collect rainwater and channel it through downspouts. The downspouts and extensions move this water away from the foundation to help keep your home dry.

DryMich Service Map

Our Locations

Grand Rapids Office

5985 Clay Avenue SW
Grand Rapids, MI 49548

Livonia Headquarters

32985 Schoolcraft Road
Livonia, MI 48150

Rochester Hills

2817 Bond St.
Rochester Hills, MI  48309

Toledo Office

5555 Airport Hwy
Toledo, OH 43615

Traverse City Office

3805 Elmers Industrial Drive
Traverse City, MI 49685