We've seen it all, and we know what needs to be done to keep your basement dry all the time!

Foundation Repair in MI, including Grand Rapids, Lansing & Kalamazoo.

What's Your Mid and Western Michigan Foundation Problem?

At first glance, a foundation problem may seem like an extreme problem. However, if you identify the damage before it becomes too advanced, most foundation issues have simple, permanent solutions -- many of which can be completed within a day! The key is to recognize the problem early and make sure you call in a foundation repair specialist with the tools and expertise to effectively tackle the problem.

So what's wrong with your foundation? We've created this helpful online guide to the most common issues. This will help you learn more about the damage to your foundation -- and what can be done about it.

You don't have to solve the problem alone! We have a team of expert in-house foundation contractors that are here to help you identify and solve your issues with warranted products and services. We provide free, no-obligation foundation repair quotes throughout our Michigan service area. Call or e-mail us today for your appointment!

We Can Solve Your Foundation Problem!

At Ayers Basement Systems, we have effective, warranted solutions for foundation problems of all types, and we have the training, techniques, and top-quality products you need to permanently solve your problem.

To help you decide if our foundation repair solutions are right for you, we offer free written foundation repair quotes throughout our Michigan service area.

We are a locally owned and operated company proudly serving Lansing, Grand Rapids, Kalamazoo, nearby Battle Creek, Muskegon, Jackson, Mount Pleasant, Traverse City, Niles, Alpena, and the surrounding areas. To schedule an appointment, contact us by phone or e-mail today!

Bowing, Buckling Foundation Walls

Foundation walls begin to bow and buckle when outside pressure on the wall become greater than the wall's strength. As the wall begins to fail under the pressure, cracks will form, and the wall will either buckle inwards in the middle, tilt inwards at the top, or slide in at the bottom.

The answer to bowing foundation walls is to add counterpressure to the walls from the inside. By installing foundation wall anchors on the inside of the walls, you can prevent their inward movement and potentially straighten the walls back to a level position.



severe bowing and buckling of foundation walls in Niles

Settling Foundations

The soil underneath your home has settled in many different layers, each with their own characteristics and bearing strength. When these soil layers are unable to bear the weight of your home on top of them, the foundation can begin to sink and settle into the earth.

As foundations sink, your home can experience damage in many different ways. This kind of damage can be permanently stabilized with a foundation pier system. Foundation piers can transfer the weight of the foundation down to soils at greater depth that have adequate load-bearing capacity.



severe cracking of structural walls in Alpena

Sagging Floors Over Crawl Spaces

The floor over a crawl space can sink or sag due to one of three factors: improperly spaced supports, sinking supports, or due to mold and rot damage.

When crawl spaces experience structural damage, the symptoms are evident through the entire house. Cracks form in drywall, floors sink, and interior doors jam.

These problems can be corrected by installing sturdier, more stable crawl space jacks, replacing deteriorated framing, and by removing the moisture that causes mold and wood rot.



severe damage to a crawl space structure in a Grand Haven home

Foundation Wall Cracks

Foundation wall cracks occur for different reasons. Minor "hairline" cracks occur naturally as concrete cures, and don't indicate a structural problem. Larger structural cracks are most commonly caused by either foundation settlement or expansive soils pressing on the foundation walls.

Cracks in a foundation wall usually accompany a number of other problems in a home, such as tilting chimneys, jamming windows and doors, and cracks in drywall surfaces. Pinpointing what caused these cracks is the key to finding a long-term repair solution for your home.



photo of a rotating foundation wall with cracks in Ithaca

Basement Floor & Slab Floor Cracks

Concrete floors form cracks as they either sink into the soil or are heaved upwards by it. Foundation settlement can also lead to significant floor cracks.

In addition to cracking and creating an uneven floor surface, a sinking or heaving foundation floor can also damage partition walls. And while the symptoms are similar, these are very different problems. Repairs that work well on sinking floors cannot be used to stabilize a floor that's lifting upwards. We can help you identify the causes of floor cracks and movement -- and determine how to permanently fix the problem.



severely cracked foundation slab floor in Paw Paw

Uneven Floors

Uneven floors can create a number of problems for a homeowner, including jamming doors, nonfunctional door locks, and cracks forming in drywall. However, there is potentially a much more serious issue.

If the uneven floor is above a crawl space, there may be rotted framing in the floor, or a problem with the post-and-beam framework that supports the floor joists. An uneven floor slab could be caused by sinking or heaving of the foundation floor because of settling or expansive soils. Over time, these problems can significantly damage your home.



sinking, uneven floors above a sagging crawl space in Boyne City

Heaving Foundations And Slabs

Foundations, slab floors, and concrete exterior stairs heave when the soil underneath them expands. Sometimes frost heaving is the cause, causing wet soil to expand as it freezes. Other times, soil rich in silt and clay expands as it becomes saturated with moisture. Heaving foundations typically lead to cracks on drywall and on the slab floor of a home .Exterior walls may also show cracks.

Foundation heave is a potentially serious problem that should be inspected by a professional -- before any repairs to the floors are made.



severely cracked, heaving slab floors in a home in Gaylord

Sticking Windows And Doors

If a foundation issue is causing your home's windows and doors to stick or jam, then it's a safe bet to say the problem is some form of settlement.

Foundation contractors will often install piers to correct settlement problems, stabilizing the structure and often even restoring it to its original position.

If your windows and doors are sticking above a crawl space, the fault may lie in the central post-and-beam support system rather than in the perimeter walls. This calls for a different repair strategy involving new posts and footings.



severe foundation wall cracks along a window in Allegan

Tilting, Leaning Chimneys

One of the most alarming foundation issues a homeowner faces is a chimney that begins to tilt or lean away from the house.

The footing or foundation for a chimney is sometimes built separately from the house foundation. This smaller foundation is susceptible to shifting if it's built on soil with poor load-bearing capacity. Shifting and leaning can also occur if the chimney foundation is too small or too close to the surface.

Foundation helical piers can provide an effective repair solution -- without the need to rebuild the structure.



sinking, leaning chimneys that are in danger of collapse in Dowagiac

Collapsing Retaining Walls

Retaining walls crumble, tilt, or collapse for a variety of reasons. Most frequently, they fail when the foundation footing has been improperly designed or when a wall has to retain more weight than its design allows. Walls that have been built with weak, poorly mixed concrete or inadequate steel rebar can also collapse.

In many cases, a collapsing retaining wall can be effectively returned to strength with a wall anchor system. Wall anchors install quickly and provide a permanent, warranted solution to your problem.



collapsing retaining wall with severe damage in Manistee

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Serving MI including Grand Rapids, Lansing, Kalamazoo
Our Michigan Service Area
Cities in Alcona County, MI
Barton City
Black River
Curran
Glennie
Greenbush
Harrisville
Lincoln
Mikado
Spruce

Cities in Allegan County, MI
Allegan
Dorr
Fennville
Glenn
Hamilton
Hopkins
Martin
Otsego
Plainwell
Pullman
Saugatuck
Shelbyville
Wayland

Cities in Alpena County, MI
Alpena
Herron
Hubbard Lake
Lachine
Ossineke

Cities in Antrim County, MI
Alba
Alden
Bellaire
Central Lake
Eastport
Elk Rapids
Ellsworth
Kewadin
Mancelona

Cities in Arenac County, MI
Alger
Au Gres
Omer
Standish
Sterling
Turner
Twining

Cities in Barry County, MI
Delton
Dowling
Freeport
Hastings
Hickory Corners
Middleville
Nashville
Woodland

Cities in Bay County, MI
Bentley

Cities in Benzie County, MI
Benzonia
Beulah
Elberta
Frankfort
Honor
Lake Ann
Thompsonville

Cities in Berrien County, MI
Benton Harbor
Coloma
Watervliet

Cities in Branch County, MI
Bronson
Coldwater
Montgomery
Quincy
Sherwood
Union City

Cities in Calhoun County, MI
Albion
Athens
Battle Creek
Burlington
Ceresco
East Leroy
Homer
Marshall
Tekonsha

Cities in Charlevoix County, MI
Bay Shore
Boyne City
Boyne Falls
Charlevoix
East Jordan
Walloon Lake

Cities in Cheboygan County, MI
Afton
Burt Lake
Cheboygan
Indian River
Mackinaw City
Mullett Lake
Topinabee
Tower
Wolverine

Cities in Clare County, MI
Clare
Farwell
Harrison
Lake
Lake George

Cities in Clinton County, MI
Bath
Dewitt
Eagle
Fowler
Lansing
Saint Johns
Westphalia

Cities in Crawford County, MI
Frederic
Grayling

Cities in Eaton County, MI
Bellevue
Charlotte
Dimondale
Eaton Rapids
Grand Ledge
Lansing
Mulliken
Olivet
Potterville
Sunfield
Vermontville

Cities in Emmet County, MI
Alanson
Brutus
Carp Lake
Conway
Cross Village
Good Hart
Harbor Springs
Levering
Oden
Pellston
Petoskey

Cities in Gladwin County, MI
Beaverton
Gladwin
Rhodes

Cities in Grand Traverse County, MI
Acme
Grawn
Interlochen
Kingsley
Mayfield
Old Mission
Traverse City
Williamsburg

Cities in Gratiot County, MI
Alma
Elwell
Middleton
Perrinton
Riverdale
Sumner

Cities in Hillsdale County, MI
Allen
Camden
Hillsdale
Jerome
Jonesville
Litchfield
North Adams
Osseo
Pittsford
Reading
Waldron

Cities in Ingham County, MI
Dansville
East Lansing
Haslett
Holt
Lansing
Leslie
Mason
Okemos
Onondaga
Stockbridge

Cities in Ionia County, MI
Belding
Clarksville
Hubbardston
Ionia
Lake Odessa
Lyons
Muir
Orleans
Pewamo
Portland
Saranac

Cities in Iosco County, MI
East Tawas
Hale
Long Lake
National City
Oscoda
Tawas City
Whittemore

Cities in Isabella County, MI
Blanchard
Rosebush
Shepherd
Weidman

Cities in Jackson County, MI
Brooklyn
Clarklake
Concord
Grass Lake
Hanover
Horton
Jackson
Michigan Center
Munith
Parma
Pleasant Lake
Rives Junction
Spring Arbor
Springport

Cities in Kalamazoo County, MI
Augusta
Climax
Fulton
Galesburg
Kalamazoo
Portage
Richland
Schoolcraft
Scotts
Vicksburg

Cities in Kalkaska County, MI
Fife Lake
Kalkaska
Rapid City
South Boardman

Cities in Kent County, MI
Ada
Alto
Belmont
Byron Center
Caledonia
Cedar Springs
Comstock Park
Gowen
Grand Rapids
Grandville
Kent City
Lowell
Rockford
Sand Lake
Sparta
Wyoming

Cities in Lake County, MI
Baldwin
Chase
Idlewild
Irons
Luther

Cities in Leelanau County, MI
Cedar
Empire
Glen Arbor
Lake Leelanau
Leland
Maple City
Northport
Omena
Suttons Bay

Cities in Lenawee County, MI
Cement City

Cities in Manistee County, MI
Arcadia
Bear Lake
Brethren
Copemish
Eastlake
Filer City
Kaleva
Manistee
Onekama
Wellston

Cities in Mason County, MI
Branch
Custer
Fountain
Free Soil
Ludington
Scottville
Walhalla

Cities in Mecosta County, MI
Barryton
Big Rapids
Mecosta
Morley
Paris
Remus
Rodney
Stanwood

Cities in Missaukee County, MI
Falmouth
Lake City
Mc Bain
Merritt

Cities in Montcalm County, MI
Carson City
Coral
Crystal
Edmore
Fenwick
Greenville
Howard City
Lakeview
Pierson
Sheridan
Sidney
Six Lakes
Stanton
Trufant
Vestaburg

Cities in Montmorency County, MI
Atlanta
Hillman
Lewiston

Cities in Muskegon County, MI
Bailey
Casnovia
Fruitport
Holton
Montague
Muskegon
Ravenna
Twin Lake
Whitehall

Cities in Newaygo County, MI
Bitely
Fremont
Grant
Newaygo
White Cloud

Cities in Oceana County, MI
Hart
Hesperia
Mears
New Era
Pentwater
Rothbury
Shelby
Walkerville

Cities in Ogemaw County, MI
Lupton
Prescott
Rose City
South Branch
West Branch

Cities in Osceola County, MI
Evart
Hersey
Leroy
Marion
Reed City
Sears
Tustin

Cities in Oscoda County, MI
Comins
Fairview
Luzerne
Mio

Cities in Otsego County, MI
Elmira
Gaylord
Johannesburg
Vanderbilt
Waters

Cities in Ottawa County, MI
Allendale
Conklin
Coopersville
Grand Haven
Holland
Hudsonville
Jenison
Marne
Nunica
Spring Lake
West Olive
Zeeland

Cities in Presque Isle County, MI
Hawks
Millersburg
Onaway
Posen
Presque Isle
Rogers City

Cities in Roscommon County, MI
Higgins Lake
Houghton Lake
Houghton Lake Heights
Prudenville
Roscommon
Saint Helen

Cities in Saint Joseph County, MI
Burr Oak
Centreville
Colon
Constantine
Leonidas
Mendon
Sturgis
Three Rivers
White Pigeon

Cities in Shiawassee County, MI
Laingsburg

Cities in Van Buren County, MI
Bangor
Bloomingdale
Covert
Decatur
Gobles
Grand Junction
Hartford
Lawrence
Lawton
Mattawan
Paw Paw
South Haven

Cities in Wexford County, MI
Boon
Buckley
Cadillac
Harrietta
Manton
Mesick

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