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Reviews From South Lyon
Company Awards
Qualified Remodeler's Top 500 List 2023
Westland, MI (August 9, 2023) – Qualified Remodeler, a leading publication serving remodelers and home improvement companies in the U.S.,... [Read more]
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]
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Residential Foundation Repair & Concrete Repair in South Lyon

Happy Customers Surrounding South Lyon, MI

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Expert Foundation & Concrete Repair in South Lyon

Foundation Crack Repair

HomeSpec Waterproofing and Foundation Repair can fix stair step cracks in your South Lyon foundation.

HomeSpec Waterproofing and Foundation Repair is South Lyon’s top home improvement contractor with more than two decades of industry experience and quality customer service under our belt. We offer South Lyon homeowners exceptional foundation stabilization and concrete repair services and industry-leading products.

Services Offered in South Lyon & Nearby

  • Foundation Repair
  • Concrete Repair
  • Concrete Leveling

The products we use are engineer-designed and tested for proven effectiveness and durability against Michigan’s harsh climate. Get started today with a free, no-obligation estimate in South Lyon and nearby. Click below to fill out our online form!

South Lyon’s Leading Foundation Repair Contractor

A damaged foundation can’t properly support your home and should be addressed at the first sign of trouble: bowing walls, cracked walls or floors, tilted chimneys, sloping floors, and pooling water, just to name a few. While foundation problems are unavoidable, we want to make the repair process as stress-free as possible for you. Our team of highly trained foundation repair experts will safely restore the strength of your home’s foundation with our tried and proven solutions:

  • Foundation piers — to stabilize your foundation against settlement with minimal disturbance to your home. Comes 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.

Concrete Repair & Leveling Professional Serving South Lyon

Leveling Uneven Concrete in South Lyon

Our team uses PolyLevel® to level sinking concrete in South Lyon.

HomeSpec Waterproofing and Foundation Repair also offers complete concrete repair services that restore and protect concrete inside and outside of your South Lyon home, including concrete driveways and sidewalks. Our innovative concrete sealant permanently bonds with one application to protect new and old concrete against UV rays and moisture for long-lasting protection.

If you have sloping concrete floors in your home, we will restore them with the PolyLevel concrete leveling system, a faster and longer-lasting alternative to mudjacking. PolyLevel cures in as little as 24 hours, adds very little weight as it lifts, and is far less messy than traditional mudjacking, making it ideal to use on interior slabs.

Want to say goodbye to sinking and uneven concrete? Contact HomeSpec Waterproofing and Foundation Repair today at 1-844-386-0455 or simply click below to schedule a free concrete leveling estimate in South Lyon!

Job Stories From South Lyon, MI
Foundation Floor Settlement Problem Solved with Helical Piers in South Lyon, MI

A couple in South Lyon, Mi bought a condo with known settlement issues earlier this year, which was originally built in 1998. They were still noticing the settlement issues to a concerning degree, months into acquiring the property. They didn’t have any immediate plans to move again, and were concerned that if this foundation settlement problem wasn’t addressed, it could grow into a more “catastrophic” situation. In order to prevent that, and recover peace of mind in their own home, they began looking for a foundation repair contractor nearby. Ultimately, they were referred to HomeSpec BasementFix by a friend who recently had some basement waterproofing done.

AJ, a Project Manager who is also experienced in foundation settlement repair, was sent to the property to inspect and discuss the matter with the couple. The homeowners brought up concerns of uneven floors, which alerted AJ to the possibility of a foundation settlement problem. Foundation Settlement happens when the disturbed layers of soil dug up to build the foundation can no longer support the weight of the foundation. Although common, ignoring a settlement issue can lead to “catastrophic” damage to the support structure of the home and therefore should be addressed as soon as possible. Foundation settlement does not happen overnight; it is a slow process that takes time and is only noticed once the living space becomes affected; drywall cracks, hard to open or close, and even cracks in the floor are telltale signs of foundation settlement. Once this was explained to the homeowners, AJ completed his detailed inspection and recommended a Helical Pier Support System, complete with basement waterproofing to bring the structure back to its original integrity.

We would propose the use of the Helical Pier Support System to handle these foundation issues. These piers utilize helical plates welded to the shaft of the pier to provide anchoring support in the soil. As the weight of the foundation is transferred to new load bearing soils, the stress level on the foundation is lowered and the support system acts as an effective medium for stronger support. Due to its permanent nature, additional sections can be added to the pier to ensure the proper level of depth and support is customized to the homeowners needs. 

With the foundation successfully supported, and the floors level once more, the homeowners were delighted to receive a small referral discount and more than happy to recommend HomeSpec BasementFix to friends and family in need of future foundation settlement repair.

South Lyon, Mi Vertical Crack Repair to Prevent Water Damage

Vertical cracks were letting water into the basement of this South Lyon, Mi homeowner. With a nice lounge area setup in his basement, the homeowner found himself increasingly frustrated with the idea of this crack causing water damage to his belongings. He wanted the problem solved as quickly and effectively as possible. A short google of who the best contractors for basement crack repair near South Lyon, Mi led him quickly to contacting HomeSpec BasementFix.


Dave Kingsley made sure to meet the understandably frustrated homeowner the same day. It was a quick discussion of the problem that led to the inspection process, where Dave made sure to determine there wasn't any additional hidden grievances waiting, and to better examine the crack in question to see what the best way was to handle it. After locating the crack, Dave recommended removing a small section of dry wall for a closer inspection of the problem area. This vertical crack was a bit more severe than originally anticipated, and Dave also discovered nearby rod holes in the same area that would also need attention.


The rod holes were a consequence of when the house was first built. Rod holes were formed 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.


Our crew used a high-pressure Urethane crack injection to seal up the original crack, and a series of carbon fiber corner straps to ensure more damage wouldn't spread, and to add better support as well. Our crew would use a hydrophobic polyurethane grout made from materials that absorb and repel water, before filling the gaps with Seal-Boss foam as well, and another 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. Finally, the drywall was replaced and sealed with NexusPro joint sealant for a long-lasting, and durable finish.


This homeowner was happy to have his problem answered in such an effective and efficient manner, finally able to enjoy his lounge again in his leisure time without worry.

Wet Basement Stops Renovations in South Lyon, MI

After the high volumes of rain we experienced in the summer of 2021, this homeowner in South Lyon, Michigan contacted HomeSpec about waterproofing her basement. The basement had been continuously flooding after bad storms, and even leaking after light rains. The homeowners wanted to finish the basement and put a bedroom down there, but couldn't do that until they knew their basement could stay dry. 

This is where HomeSpec came in to help. Foreman Travis Dutch and his crew installed a waterproofing system that would allow the homeowners to finally finish their basement. This included a perimeter drainage system put in below the floor to capture water before it could leak into the basement. Then a sump pump was connected to it so the water could be pumped away from the home. Lastly, we installed our faux-wood flooring since it looks great and can't be damaged by water (it's made of inorganic materials). 

Not only did the basement look great at the end of the installation, but the waterproofing system kept the basement dry even during heavy rains and severe storms - which means the homeowners were able to finish their basement and add the bedroom! 

Basement Wall Crack Filled in South Lyon, MI

HomeSpec was contacted by a homeowner who had water in his basement wall. This water was due to a large crack. A water meter outside the home was leaking, which was then getting into the house through the crack.

The crack was leaking so badly that it was pouring water when our crew arrived to fix it. The water meter was tightened to stop the flowing water, and our crew was able to inject the crack and stop the water leak. Now, the homeowner will have a dry basement without fear that water will enter through the crack. 


Rod Hole Repair in South Lyon, MI

This homeowner is a previous customer who was happy with the work we did fixing a crack in his basement. He contacted us again about some rod holes that were leaking and needed to be fixed. 

HomeSpec repaired the leaky rod holes, which is a common issue in basements. They are actually created when the foundation wall is built. Steel rods are passed through the concrete forms from one side to the other to hold the forms together, then later removed, leaving holes that are susceptible to leaking. 

PolyLeveling in South Lyon, MI

This homeowner contacted HomeSpec about fixing a sinking and cracked patio slab.

Our crew used the powerful PolyLevel system to fix this issue by injecting polyurethane foam under the concrete slab to raise it back into place. Then they sealed the crack using our silicone-based sealant that provides long-lasting flexibility and resists harsh weather conditions.