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Products & Services
Basement Repair Services & Products
WaterGuard Interior System
DryTrak Drainage Channel
TrenchDrain Drain Grate
IceGuard Discharge Line
FlexiSpan Wall Crack Repair
Polyurethane Crack Sealing
WellDuct Window Drainage
BrightWall Waterproof Panels
ThermalDry Wall Barrier
Basement To Beautiful Pre-finishing Wall Insulation Panels
Drain Tile Installation
SuperSump Pump System
TripleSafe Pumping System
UltraSump Battery Back Up
Sanidry Dehumidifier


Foundation Repair Services & Products
Push Pier Underpinning For Settlement, Foundation Leveling, Sinking Foundation Repair
Geo-lock Wall Anchors
Geo-lock Helical Anchors
PowerBrace Bowed Wall Repair
CarbonArmor Fiber Wall Repair
SmartJack Crawl Space Support
Slab Pier Repair
PolyLevel Concrete Lifting
EZ Post Deck Repair
Before and After Pictures from Ann Arbor
Egress Window Installation in Ann Arbor, MI

Egress Window Installation in Ann Arbor, MI

Before After
Egress Window Installation in Ann Arbor, MI Egress Window Installation in Ann Arbor, MI

Our team installed an egress window to replace an existing basement window. 

Moisture Causes Moldy, Rotting Crawl Space Support in Ann Arbor, MI

Moisture Causes Moldy, Rotting Crawl Space Support in Ann Arbor, MI

Before After
Moisture Causes Moldy, Rotting Crawl Space Support in Ann Arbor, MI Moisture Causes Moldy, Rotting Crawl Space Support in Ann Arbor, MI

These Ann Arbor, Michigan homeowners purchased a home with many crawl space and foundation issues, so they called HomeSpec to take care of everything! A general inspection found that there was mold in the crawl space due to moisture, and the joists/band board were rotting badly as a result. 

On top of that, one corner of the home was sinking, also know as settling, into the soil and pulling apart from the rest of the home – resulting in severe cracking in the crawl space and outside the home. 

HomeSpec combatted the sinking issue by installing Helical Piers. These anchor deep into stronger soils and literally hold the home up, preventing the structure from sinking any further and even lifting it back to its original position. 

The rotting, moldy joists in the crawl space were replaced and sistered to make sure the floors above won't sag and the support won't give way. The cracks in the crawl space block walls were also sealed to prevent moisture from seeping in. The support in the crawl space is crucial to the home, which is why it's important to keep crawl spaces dry or else moisture will wreak havoc!! 

Ann Arbor, MI Sump Pump Installation

Ann Arbor, MI Sump Pump Installation

Before After
Ann Arbor, MI Sump Pump Installation Ann Arbor, MI Sump Pump Installation

A sump pump was installed in a home that had a water issue when it rained. The problem had persisted for years, so we installed an interior drainage system. 

Company Awards
2022 Angi Super Service Award
Westland, Michigan, November 21st, 2022–HomeSpec Basementfix is proud to announce that it has earned the home service industry’s coveted Angi... [Read more]
Nextdoor Neighborhood Favorite 2022
The votes are in: neighbors voted HomeSpec a 2022 Neighborhood Favorite. As the only local business awards voted on by... [Read more]
Inc. 5000 Rank 2022
NEW YORK,August 16, 2022–Today, Inc. revealed that HomeSpec is No. 4567 on its annual Inc. 5000 list, the most prestigious... [Read more]
More Awards

Professional Basement Waterproofing & Foundation Repair Company Serving Ann Arbor, MI

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Basement Waterproofing & Foundation Repair in Ann Arbor, MI

Ann Arbor Basement Waterproofing Service Call

HomeSpec BasementFix offers sump pumps, dehumidifiers, & more in Ann Arbor.

Homeowners in Ann Arbor are no strangers to inclement weather conditions. Winters in Ann Arbor are freezing, windy, and snowy. Summers are warm, but often wet, with July topping the charts as the wettest month. Unfortunately, these weather conditions can lead to basement flooding and water intrusion issues for your home if you don't take preventative measures. Luckily, HomeSpec BasementFix has provided residents in America's most famous college town with effective basement waterproofing and home repair services since 1994.

HomeSpec BasementFix is Ann Arbor's go-to basement waterproofing company, with over two decades of experience serving the Ann Arbor area. We offer a wide range of professional home repair services including basement waterproofing, crawl space repair, foundation repair, and concrete repair using industry-leading products backed by competitive warranties.

Services Offered in Ann Arbor & Nearby

  • Basement Waterproofing
  • Crawl Space Repair & Encapsulation
  • Foundation Repair
  • Concrete Repair
  • Concrete Leveling

Get started on your next home improvement project today with a free, no-obligation estimate in Ann Arbor and nearby. Click below to fill out our online form!

Effective Basement Waterproofing Solutions in Ann Arbor

If you have any amount of water in your basement, it could be causing moisture damage and diminishing air quality throughout your home. A wet basement is cause for serious concern and can impact resale value significantly. It is important to quickly remove and prevent water in your basement, which is why we offer a wide range of basement waterproofing solutions, including:

  • Perimeter drainage systems
  • Doorway drainage systems
  • Waterproof wall & floor products
  • Wall & floor crack repairs
  • Replacement windows
  • Water heater flood protection
  • Frozen discharge line prevention
  • And more!

Protect your basement against water intrusion, mold issues, and more with the help of HomeSpec BasementFix! Give us a call at 1-844-386-0455 or fill out the provided form to schedule a free, no-obligation basement waterproofing estimate in and around Ann Arbor, MI.

Ann Arbor's Crawl Space Repair Specialist

If you want whole-home protection from moisture and drafts, call HomeSpec BasementFix to inspect your crawl space for signs of damage and weakness. Pooling water, mold and mildew growth, evidence of pests, and an increase in energy bills are all signs of a damaged, ineffective crawl space. We provide expert, long-term crawl space repair solutions throughout Ann Arbor, including:

  • Crawl Space Insulation
  • Crawl Space Drainage
  • Crawl Space Encapsulation
  • Crawl Space Structural Repair

Improve the air quality, structural integrity, and value of your home when you take advantage of HomeSpec BasementFix’s expert basement waterproofing and crawl space repair services. Get in touch with us today to schedule a free, no-obligation crawl space repair estimate in Ann Arbor and nearby!

Long-Lasting Foundation Repairs for Bowing Walls, Foundation Cracks, & More

Foundation Crack Repair

Have you noticed stair-step cracks in your foundation? Call HomeSpec BasementFix!

Over time, foundations can shift, crumble, and crack as a result of soil washout, freezing temperatures, and seismic activity. Foundation damage can be serious and endanger the structural integrity of your whole home when not properly addressed. HomeSpec BasementFix takes the weight off of homeowners by offering straightforward, reliable foundation repair services backed by over two decades of hands-on experience.

Expert Foundation Repair Services Offered

  • Foundation piers — to stabilize your foundation against settlement with minimal disturbance to your home, our foundation piers come equipped with a 25-year manufacturer warranty.
  • Foundation wall repair — to fix cracks, correct bowing or tilting walls, and add reliable support to keep your foundation walls stable.
  • Crawl space support posts — using the SmartJack® crawl space support system to provide support for sagging or undersized beams, restore stability, and correct sagging floor joists.

Maintain the structural integrity of your Ann Arbor home with durable foundation repairs for bowing walls, uneven floors, and other foundation problems. Contact us today to get started!

Uneven & cracked concrete repair by HomeSpec BasementFix

HomeSpec BasementFix also offers complete concrete repair services that restore and protect concrete inside and outside of your home, including concrete driveways and sidewalks. New and old concrete slabs can benefit from our concrete sealant that permanently bonds with one application to protect against UV rays and moisture. We also specialize in using the PolyLevel concrete leveling system, a faster and longer-lasting alternative to mudjacking. PolyLevel cures in as little as 24 hours, is lightweight, and is far less messy, making it ideal for use on interior slabs.

Schedule a free basement waterproofing, crawl space repair, or foundation repair estimate today!

Do you have cracks in your foundation or is your sidewalk uneven? Are you looking to protect your Ann Arbor home against basement water intrusion and flooding? HomeSpec BasementFix has the solutions you require! Not only do we offer friendly professionals and unbeatable home repair solutions, but we also offer free estimates.

Get started on your home repair project today! Schedule your free, no-obligation estimate today in Ann Arbor, MI, and the surrounding areas.

Case Studies From Ann Arbor
These homeowners purchased this home in Ann Arbor a little over two years ago, and quickly realized there was a problem with water seeping into the...
Job Stories From Ann Arbor, MI
Sinking Foundation in Ann Arbor, MI Re-Leveled with The Helical Support System

A homeowner in Ann Arbor, MI was growing increasingly concerned with the condition of their basement. They were noticing over time that the floors in the basement had started to shift, and this was more pronounced when they tried to sit on the couch and realized they were not level with the other half of it. With the house being built in 1917, this homeowner understood some parts were older and would eventually need to be remodeled and this is what led them to contact HomeSpec BasementFix in order to start the process. 

Chris, one of our Project Managers experienced in foundation repair services, was called out to the property to further discuss these homeowners concerns and address their sinking foundation. After explaining to the homeowner about how foundation settlement occurs, Chris began his detailed inspection and noted how the floors in the basement were shifting away from the walls, due to the void caused by the soil underneath completely washing out. Finding this homeowner a permanent solution to their troubles was exactly why he recommended the Helical Pier Support System to this homeowner. 

Helical Piers are essentially steel beams with helical plates welded to the bottom in order to screw deeper into more competent soil. When the soil dug out for the foundation is compromised, and can no longer support the weight of the home, it washes out, leaving an empty space that the foundation settles into. This is what causes cracks in the walls and the floors to separate. The Helical Pier Support System is ideal for this homeowner because of its ability to transfer the weight of the home through the piers from weak soils to newer load bearing soil, or even bedrock. Our crew would then lift the foundation back to level, thereby solving this homeowner's sinking foundation problem. 

With the homeowner reassured by the 25 year warranty on the Helical Pier Support System, they were ready to begin renovations while maintaining their peace of mind.

Basement Leaks and Foundation Settlement Solved with Helical Piers and WaterGuard in Ann Arbor, MI

A homeowner in Ann Arbor, MI, was re-painting their basement when they came across a large puddle forming in a corner where the floor and the walls meet. Not wanting to damage anything of value in the basement, they began to move items to upper levels. Upon further inspection, a large vertical crack that went from floor to ceiling was also discovered. Having no experience with issues like this in the past, the homeowner began to search for possible causes of basement leaking and cracks in the foundation. In their search for basement waterproofing solutions nearby, they came across HomeSpec BasementFix, a foundation repair contractor best fit for the job.

A Project Manager who had experience with basement waterproofing systems was selected to perform a detailed inspection of the property free of charge. After consulting with the homeowner about their concerns, horizontal cracks in the basement floor were also brought to his attention during the inspection. This, along with the leaking basement, led him to believe the cause of the cracks in the foundation was due to expansive soils. When the foundation was built, soil was “backfilled” to replace the tightly packed soil that was dug out. Backfilled soil does not hold the same watertight properties as undisturbed soil, and when excess water accumulates, it exerts pressure on your foundation walls, causing it to crack, or bow inwards. The Project Manager explained that leaving this foundation repair unaddressed could cause it to fail. After proposing a custom solution that involved Helical Piers and a WaterGuard drainage system, our crew set out to work on the repair. 

The first step in this foundation repair was to address the leveling of the foundation. The Helical Pier Support System is an ideal solution because it allows for the weight of the foundation to be transferred to newer load bearing soils through the piers. The helical plates welded to the shaft are advanced into the ground and adjusted to meet the requirements of the home; then the foundation is lifted back to its original level, providing a safe solution that offers peace of mind to the homeowner. The next step in this process was for our crew to waterproof the basement using our WaterGuard Drainage System. This basement waterproofing system is specifically engineered to intercept water at the perimeter of the basement and drain it away. WaterGuard is designed not to sit on the dirt, unlike other traditional piping systems, so clogging from soil, dirt, and debris is not an issue.

After having their basement waterproofed and the foundation raised back to level, this homeowner was satisfied with the quality and efficiency of our crew and was happy to recommend HomeSpec BasementFix to neighbors in need of foundation repair.

Basement Vapor Barrier and Drainage System Prevent Wet Basement in Ann Arbor, Mi

This Ann Arbor, Mi homeowner was moving his furniture around to rearrange and make room for a new couch they were going to be ordering. However, as they began moving things around, they discovered multiple wet spots under the carpet near the walls in the basement. Becoming concerned of water leaking into the basement and the threat of mold growth under the carpet if this wasn't handled properly, they began looking for contractors specializing in basement waterproofing near Ann Arbor, Mi. A family friend who had previous basement waterproofing work done by HomeSpec Basementfix referred the homeowner to us.

Familiar with the Ann Arbor area, we sent a project manager skilled in basement waterproofing needs to meet with the homeowner and discuss the situation in more detail. All of our staff are specialized in their fields, to provide a custom approach and ensure those we work with are truly taken care of. After hearing the homeowner recount their experience in more detail, our project manager would begin a thorough inspection of the problem area to both determine the causes of the problem and help provide a customized solution that would best help them. After seeing the situation firsthand, a two-part solution set was proposed. We would want to catch the water leaking through the walls with a vapor barrier and then redirect it through a proper drainage system.

Our crew would install the water guard basement drainage system to help filter water discreetly to a designated basin or sump pump. Water Guard is designed with special modular wall flanges that allow a customized shape that follows the perimeter of the basement wall and collects the water to redirect. Set to sit along the foundation footing, this systems design prevents mud clogging and is easily concealed under the main concrete floor once finished. During the installation, our crew was careful to uncarpet and temporarily remove some of the stairs to run the system all the way around the perimeter, which we had our crew of course, reinstall carpet and all once finished.

To ensure that the water was collected and prevent any more moisture problems, we used the CleanSpace basement vapor barrier along the basement walls. This specially designed material is both heavily tear-resistant, antimicrobial to prevent the growth of mold and pests, while remaining flexible and customizable.
With their basement waterproofing needs satisfied, the homeowner could continue to remodel and reorganize their home without worrying about any future basement water leaks or water damage.

Basement Vapor Barrier and Drainage System Prevent Wet Basement in Ann Arbor, Mi - Photo 1
Ann Arbor, Michigan Basement Crack Repair Proposal

This Ann Arbor, Mi couple found themselves in need of a basement crack repair contractor, when unattended vertical cracks along their walls were allowing increasing amounts of water in with the rainfall. A family member of theirs would refer them to HomeSpec because of his satisfaction with our previous Basement Waterproofing done. This would put the homeowners in touch with project manager Dave, who would conduct a thorough inspection throughout the house and problem areas alike, to identify the cause, best solution set, and any other possible concerns.                                           


David began his proposal by addressing the original reason for his visit, the cracks. The cracks could be addressed with a high-pressure urethane crack injection which seals the crack and prevents water from leaking through. The process is quick, easy, and permanent. However, it was also recommended to install a carbon fiber power grid along slits that would be dug into the cracks to prevent them from spreading more with the wall’s natural movement. Dave also noted that part of the reason for the water damage was that the sump pump wasn't properly installed, so it was best to have it reinstalled properly, have its plexiglass sump cover resealed and extend the discharge farther away from the house to ensure water would be less likely to seep in through walls and windows.                                     


The couple was left satisfied, and happy to have had Dave inspect things properly and address issues before they became potential problems, agreeing to having the work done in October. The best part being, since they were referred using our referral program, they would get a discount on the work, and their family member would receive a $50 bonus reward as well. Good reliable work done, money saved, and a bonus incentive all for a happy client.                             



Ann Arbor, Mi Residents Think They Need Basement Waterproofing but Crawl Space Encapsulation Was The Answer

A family in Ann Arbor, Mi had been starting to smell what they believed to be dampness or mildew spreading through their 1942 home. They believed the smell was likely a result of unseen wet basement problems but weren't entirely certain where water could be leaking into the basement from. Nevertheless, they felt a basement waterproofing specialist near Ann Arbor should be contact, especially since they wanted to convert the basement to a home office down the line as well.


Project Manager Chris met with the family, and understood their concerns, beginning an inspection process that turned out to have surprising results. Chris couldn't find any indication of water damage, or leakage in the basement, but the smell the family mentioned was readily apparent. The actual cause turned out to be the crawl space below, unkept for many years with a bit of evident standing water. Chris explained his findings to the family and proposed having the crawl space cleaned out and encapsulated properly to address the situation.                    


Our crew began by removing the mess of debris that spread sporadically throughout the crawl space and draining the standing water immediately, there wasn't a lot of room to work with, but our team persevered. The main task here was the installation of the CleanSpace crawl space encapsulation system; a 20 mil-thick-liner manufactured in 7 layers consisting of a mix of both low- and high-density polyethylene blends for both durability and flexibility. With its antimicrobial additive woven into the material, it ensures no new mold growth and less pests.          


The homeowner was happy to have contacted HomeSpec for an expert opinion, rather than getting unnecessary basement work done, which could've cost them quite a bit before addressing the actual problem.

Ann Arbor, Mi Residents Think They Need Basement Waterproofing but Crawl Space Encapsulation Was The Answer - Photo 1
Multiple Vertical Cracks in Basement Wall Repaired in Ann Arbor, Mi

The Ann Arbor, Mi family found not one, but four vertical cracks in their basement's concrete walls that needed to be repaired. A coworker of theirs referred them to HomeSpec Basement fix as a specialist in basement crack repair and basement waterproofing near Ann Arbor. After initial contact, we sent our representative, Erik, to meet with the family and conduct an inspection of the problem at hand. These vertical cracks were a bit more damaging than originally inspected, but still easily handleable by our crew. We had our crew fill them with a high-pressure urethane crack injection (This seals the crack and prevents water from leaking through. The process is quick, easy, and permanent) to fill out the cracks before installing fiber power grids along dug out slants through the cracks to prevent any future spreading of the cracks from the wall’s natural movement over time. The entire process was quick, thorough, and provided a long-lasting solution.

Ann Arbor, Property Management Company Has Leaking Rod Holes Fixed

A property management company in Ann Arbor, Mi recently bought a new property to rent out. However, once the previous owners had removed their furnishings, rod holes became clearly visible, as well as stains running down the wall showing signs of past water leaks. Knowing how this could affect their property value, they recalled previously having basement crack repair work done by HomeSpec on a different property.
Remembering the positive experience with the basement waterproofing company, they had prior, they asked to meet with representative Brian by name. Brian was delighted to meet with them again and sat down to discuss what their concerns were with this new property. After a thorough inspection to ensure no more problems were hiding just out of sight, Brian outlined the steps that would be taken towards resolving the problem at hand.
When the foundation of the basement was originally poured during construction of the home, metal rods were used to hold the forms together until the concrete had cured. At which point the rods were removed, leaving holes to be filled with balls of hydraulic cement. These fillings, however, are prone to wear and tear, and often can lead to leaks during rainy weather over time.
HomeSpec wants to make sure we provide long-lasting, reliable solutions. Our crew began by using a water swelling hydrophobic polyurethane grout made from materials that absorb and repel water, before filling the gaps with Seal-Boss foam as well (a hydrophobic water stop foam injection), and another hydrophobic polyurethane grout to top it off flush against the walls surface. Finally, surface bonding material is smoothly applied to give the whole project a cosmetically appealing finish.
The company was satisfied knowing they retained their value and could rely on HomeSpec as the best company for basement waterproofing, home foundation repair and cracked concrete repair, with outstanding service, and reliability.

Backup Battery Sump Pump Alleviates Homeowner Wet Basement Fears

A family in Ann Arbor Michigan had recently moved into a new home. Their previous home had experienced repeated wet basement problems and water damage due to faulty sump pump situations. The new homeowners wanted to ensure that something like that wouldn’t be an issue in their new home. Noticing the HomeSpec work log left by their sump pump, they realized their new home had previously been worked on by the company. The homeowners decided to reach out to HomeSpec to discuss their upkeep options and discuss their concerns stemming from their previous homeowner experiences.

HomeSpec in turn sent out Keith Brown to sit down with the family and talk over all their concerns. During their discussions, the family revealed that part of the reason for some of their previous basement water problems was whenever power would go out during a heavy storm, the pump would be left nonfunctional.

Keith informed them of the best possible solution to put their worries at ease. That being the UltraSump Battery Backup System. This system would automatically kick in if there was any loss of power, with a small alarm to notify owners that something went wrong in the first place. This powerful battery system can help pump out in excess of 11,500 gallons of water on a fully charged battery.

The family’s mind was able to be put to ease after the installation, knowing they now had a solution to all their previous stress. The new pump could outlast other styles many times over, and with the battery backup ready to go in case of emergency, they no longer had to worry about their basement flooding.

Water Seeps Through Basement Wall & Floor Cracks in Ann Arbor, MI

This Ann Arbor, Michigan homeowner contacted HomeSpec because he was experiencing water seeping through cracks in his basement walls. He informed us of the many signs of water intrusion that he was experiencing – cracks in the floor and walls, paint bubbling and chipping off, and water pooling on the floor. 

The homeowner was worried that the items stored in his basement would become ruined, and he wanted to use the basement as a home office. This is why he ultimately decided to install a full waterproofing system, including an interior drainage system, sump pump and waterproof basement flooring.

The homeowner was so happy with the results, and happy that the system protected his basement from all of the recent summer rains! 

Leaking Cracks Repaired in Ann Arbor, MI

These homeowners contacted HomeSpec because they had several vertical cracks in their foundation that were leaking. The previous owner of the home already had rod holes repaired.

Our crew repaired the cracks by injecting them with our waterproof polyurethane sealant that is flexible enough to move with your wall (yes, your foundation walls move!) We also reinforced the crack with a carbon fiber power grid.

Leaking Cracks Repaired in Ann Arbor, MI - Photo 1Leaking Cracks Repaired in Ann Arbor, MI - Photo 2
Crawl Space Encapsulation in Ann Arbor, MI

This homeowner contacted HomeSpec because he said the insulation in his crawl space was falling down, and was ineffective.

Our crew removed the old insulation, which doesn't actually insulate crawl spaces very well, and installed our CleanSpace encapsulation system instead. This seals off the crawl space from the outside, protects it from moisture, and helps your home use less energy. 


Crawl Space Encapsulation in Ann Arbor, MI - Photo 1Crawl Space Encapsulation in Ann Arbor, MI - Photo 2
Basement Waterproofed in Ann Arbor, MI

This homeowner contacted HomeSpec to have their wet basement waterproofed.

Our crew did this by installing an interior drainage system and connecting it to a new sump pump, and installing our CleanSpace vapor barrier to the walls. This combination makes the ultimate waterproofing system--the vapor barrier prevents moisture from getting in, and the IDS collects any water and sends it to the sump pump. 

Basement Waterproofed in Ann Arbor, MI - Photo 1Basement Waterproofed in Ann Arbor, MI - Photo 2
Interior Drainage System Installed in Ann Arbor, MI

This homeowner contacted HomeSpec because after heavy rains, the basement of her 78-year-old home was leaking where the floors and the walls meet.

After opening up the floor, our crew discovered problems with the wall, but they overcame any obstacles and installed an interior drainage system to prevent future leakage. 

Crack Repair in Ann Arbor, MI

This homeowner contacted HomeSpec after finding leaking cracks in the basement walls of her two-year-old home. 

Our crew repaired the cracks, then installed a dehumidifier to control the moisture in the basement, and to keep the air dry and clean. 

CleanSpace installed in Ann Arbor, MI

These homeowners contacted us about rod holes in their basement walls that were leaking during heavy rain. 

HomeSpec solved the problem by sealing the rod holes and installing an interior drainage system. Then we installed our CleanSpace wall system to prevent water vapor from passing through the walls, and instead directing it to the sump pump. 

Interior Drainage System Installed in Ann Arbor, MI

This homeowner contacted us after finding some mold on the drywall in her basement.

HomeSpec installed an interior drainage system as well as a dehumidifier to keep the humidity levels low and prevent any more mold issues in the future. 

Rod Hole Repair in Ann Arbor, MI

These homeowners contacted us about water seeping into their finished basement through rod holes.

Our crew repaired the rod holes to waterproof the basement and prevent more water issues in the future. 

Crack Repair in Ann Arbor, MI

A homeowner contacted us about his 15-year-old home having vertical cracks in the basement foundation that would leak when rains were heavy. 


Our team sealed the cracks to prevent any future water issues.


Crack and Rod Hole Repair in Ann Arbor, MI

The homeowner called HomeSpec to repair cracks and rod holes in his basement wall after he attempted to repair them on his own. 

Our crew filled the rod holes and leaking cracks with polyurethane to prevent water from entering the basement in the future.

Crack and Rod Hole Repair in Ann Arbor, MI - Photo 1
Serving the following Ann Arbor, MI zip codes
48103, 48104, 48105, 48106, 48107, 48108, 48109, 48113