Foundation Repair
Learn about the importance of foundation repair, common foundation problem signs, and how FSM can help. Free Inspections.
Schedule Free InspectionThe 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 in Michigan, 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 home 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 cracks, settlement, and other structural problems.
Why Foundation Repair in Michigan Matters
House foundation repair can seem overwhelming. At FSM, we get it.
It’s common for homeowners to put off foundation repair in Michigan 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 foundation cracks on walls can signal serious issues, making potential homebuyers wary of purchasing your property.
Home foundation repair, including foundation crack repair, 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
Identifying Foundation Problem Signs
Foundation damage causes several problem signs you can easily notice.
The most common issues to look for are:
- Wall cracks
- Visible foundation cracks in exterior brickwork
- Stuck windows and doors
- Uneven or sagging floors
- Gaps between walls, ceilings, or floors
- Leaning chimneys
- Water Damage
- Mold Growth
If you’re noticing any of these signs, it might be time to consider house foundation repair to protect your home.
If you notice these problems, contact a professional foundation home repair company as soon as possible.
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 home foundation repair 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.
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.
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.
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 in Michigan 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.
Award-Winning Service
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From start to finish they did an excellent job. The installation crew of Logan L., Jahmari M and Joel B were beyond great. They cleaned…
From start to finish they did an excellent job. The installation crew of Logan L., Jahmari M and Joel B were beyond great. They cleaned out and installed my crawl space encapsulation quickly and professionally. I could not be happier and will definitely recommend to others in my neighborhood!
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Thank you Dylan Gauld for taking the time to come out to my girlfriend’s house today to give us a quote. We are looking forward to doing…
Thank you Dylan Gauld for taking the time to come out to my girlfriend’s house today to give us a quote. We are looking forward to doing business with FSM of traverse city.
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My husband and I had foundation systems of Michigan come out to do our crawlspace. The installers that came were very professional cleaned…
My husband and I had foundation systems of Michigan come out to do our crawlspace. The installers that came were very professional cleaned up after themselves and did a very good job. The installers names were Jonah Hamilton, Logan Dean, Bryant Dozier, and Kiko Hartley. All four of these men did a great job and were very professional. I would definitely recommend having them out to do work at anyone’s home!
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We are extremely satisfied with the work that was done on our patio on 4/9/25. Jason R. and Jordan B. did a wonderful job and were very…
We are extremely satisfied with the work that was done on our patio on 4/9/25. Jason R. and Jordan B. did a wonderful job and were very respectful to us and our home. Thank you FSM for everything. Kevin & Stephanie Britz
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John Weidenbach came by and gave me a 5 star inspection!
John Weidenbach came by and gave me a 5 star inspection!
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Our sales person Jim Nesbitt was outstanding He was pleasant courteous and very professional He went above and beyond what my wife and I…
Our sales person Jim Nesbitt was outstanding He was pleasant courteous and very professional He went above and beyond what my wife and I expected This is the 2nd time using FSM The fist out of the Traverse City office. By sure the best Highly recommend
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big shout out to: Jacob s. Martin h. Decovon s. Dewayne l. For coming out and installing the basement gutter waterproofing solution and…
big shout out to: Jacob s. Martin h. Decovon s. Dewayne l. For coming out and installing the basement gutter waterproofing solution and simultaneously making my 100 year old basement look SNAPPY with the moisture barrier! Top notch work!
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A+++ service! Daniel S., Riley G. and Jacob K. were outstanding!!!
A+++ service! Daniel S., Riley G. and Jacob K. were outstanding!!!
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Just had FSM come for annual crawl space maintenance. I appreciate knowing my home is protected. The sump pump system, air quality…
Just had FSM come for annual crawl space maintenance. I appreciate knowing my home is protected. The sump pump system, air quality along with central dehumidifier all work together to make my house a comfortable home to live in. Today's tech, Chad Tower, was a pleasure to deal with. It's always great to know detailed oriented people are on the job looking out for my best interest. Thanks again, FSM!
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Just have to say, in what could be one of the worst situations to find yourself, this process was made so much easier with the help of our…
Just have to say, in what could be one of the worst situations to find yourself, this process was made so much easier with the help of our awesome inspector Rana! She was beyond helpful, courteous, and went above and beyond to try and make everything work out for us. She was very knowledgeable, patient, and explained everything in great detail. She reviewed all our options and worked tirelessly with us to find the best possible solution. Not once did she ever make us feel that we were putting her out or wasting her time with our endless questions. Rana, you are the best!
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Kevin was professional and highly knowledgeable!
Kevin was professional and highly knowledgeable!
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Carter S. and Jayden B. Did a great job. They we're fast and efficient while keeping me in the loop during the work.
Carter S. and Jayden B. Did a great job. They we're fast and efficient while keeping me in the loop during the work.
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James was excellent and very knowledgeable and helpful. Took great care of me.
James was excellent and very knowledgeable and helpful. Took great care of me.
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James Nesbitt was very professional, informative and friendly. He identified issues we didn’t even know we had and gave us options…
James Nesbitt was very professional, informative and friendly. He identified issues we didn’t even know we had and gave us options regarding solutions. Extremely satisfied with his service.
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SHANE SHAFFER DID A GREAT ESTIMATE AND WAS VERY THOROUGH ON HIS INSPECTION AND EXPLAINING EVERYTHING HES A GOOD GUY NOT TRYING TO PULL ONE…
SHANE SHAFFER DID A GREAT ESTIMATE AND WAS VERY THOROUGH ON HIS INSPECTION AND EXPLAINING EVERYTHING HES A GOOD GUY NOT TRYING TO PULL ONE OVER ON YA I DONT KNOW ON THERE WORK HAVENT HIRED THEM YET BUT AFTER THE INSPECTION I FEEL CONFIDENT KNOWING WHAT IT INTAILS
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Joe explained everything to me in a very professional and thorough manner. I now completely understand what the problem is and how to…
Joe explained everything to me in a very professional and thorough manner. I now completely understand what the problem is and how to correct it.
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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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Joseph came to my home this evening and performed an incredibly thorough assessment of my basement and provided a comprehensive and…
Joseph came to my home this evening and performed an incredibly thorough assessment of my basement and provided a comprehensive and detailed solution to the moisture issues I’m having. He used some state of the art tools to collect the necessary data to provide me with a few options to choose from. He was super friendly and didn’t “push” his products or services. I would highly recommend FSM for your basement needs.
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We had a sump pump put in. Jakob, Alex, and Junior did a great job.
We had a sump pump put in. Jakob, Alex, and Junior did a great job.
What to Expect from FSM During Home Foundation Repair
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 on 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.
Providing Expert Foundation Repair in Michigan and Northern Ohio
Pennsylvania trusts Foundation Systems of Michigan for reliable basement waterproofing, crawl space, foundation, and concrete repair services. Contact us for a free inspection!
Top Cities We Serve
House Foundation Repair 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.
Our Locations
32985 Schoolcraft Road
Livonia, MI 48150
5985 Clay Avenue SW
Grand Rapids, MI 49548
2817 Bond St.
Rochester Hills, MI 48309
5555 Airport Hwy
Toledo, OH 43615
3805 Elmers Industrial Drive
Traverse City, MI 49685