How Do You Repair & Waterproof Fieldstone Foundations?

Fieldstone foundations are common in homes and barns throughout Michigan and Northern Indiana that were built before the early 1900s. As glaciers retreated from the Great Lakes region, they left behind the stones gathered to build foundations long before poured concrete became the standard. 

We recently visited a historic Northville, MI home built in the 1800s with this same type of foundation. While fieldstone foundations have stood the test of time, they require professional repair and waterproofing as they age. Their unique construction presents challenges that demand a layered approach to keep them safe, stable, and dry.

Signs Your Fieldstone Foundation May Need Repair

Fieldstone foundations age differently than modern concrete foundations. If you're noticing any of these common warning signs, it may be time to schedule a professional inspection:

• Water leaking through your fieldstone foundation
• Crumbling or missing mortar between stones
• Loose or shifting foundation stones
• Damp basement walls, musty odors, or mold growth
• Uneven floors or signs of foundation settlement

Repairing a Northville Fieldstone Foundation

Near the tree-lined streets, historic homes, and walkable downtown surrounding Mill Race Village and Main Street, Northville is known for its historic character. Many of these older homes still rest on original fieldstone foundations.

When these Northville homeowners contacted Ayers, they had noticed increasing movement throughout their home. The floors above the crawl space and partially unfinished basement had become noticeably bouncier and colder, and water was finding its way through sections of the aging fieldstone foundation. After an inspection, our System Design Specialist designed a custom solution for the home's unique needs.

To restore the home's stability and help manage moisture, we installed:

• Shotcrete to reinforce and stabilize deteriorating sections of the fieldstone foundation.
• SmartJacks® to permanently support and strengthen the sagging floors.
• CleanSpace® crawl space encapsulation to help seal out moisture and humidity.
• Rim joist insulation to reduce cold air infiltration and improve comfort above the crawl space.

Today, these homeowners have a safer, stronger, and drier historic home, with floors that feel more solid underfoot and a crawl space better protected from moisture for years to come.

Get a Free Estimate for Your Foundation Repair

Our team is in homes across Michigan and Northern Indiana every day, helping homeowners protect their foundations with permanent repair solutions. Whether your home has a fieldstone, poured concrete, or block foundation, Ayers designs a custom solution based on your home's needs.

Related: watch a Shotcrete foundation repair in action as we stabilize a Grand Ledge Home: