Basement waterproofing and foundation repair services by Ayers Basement Systems Service Area

Lansing, MI's Trusted Basement Waterproofing, Crawl Space Encapsulation & Foundation Repair Contractor

With the Grand River and the Red Cedar River flowing through the city, Lansing is home to picturesque riverfront trails. While there is plenty to see and do in Michigan's state capital, those who call Lansing home are familiar with the area's versatile weather conditions. More importantly, they understand the toll heavy snow, spring flooding, and severe summer storms can take on their homes. Luckily, Ayers Basement Systems is here to help with reliable basement waterproofing, crawl space repair, and foundation repair solutions.

Learn more about how we can protect your home below!

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Basement Waterproofing Services in Lansing, MI

Are you dealing with a damp, wet basement in your Lansing home? Basement water problems are never fun, and worse yet, it puts your home at risk. A wet basement not only reduces your property value but can lead to serious problems like mold and mildew growth, musty odors, and structural issues. If you have a wet, flooded basement, the expert basement waterproofers at Ayers Basement Systems can help.

We have been the Lansing area's trusted basement waterproofing company for over 40 years. With an array of industry-leading basement repair products and a team of highly-trained basement waterproofing professionals, you can count on us to eliminate your wet basement problems for good. Contact us today to find out more about the basement waterproofing solutions we offer throughout Michigan.

Common Wet Basement Problems

While a wet basement may seem like a fairly straightforward problem, that's rarely the case. There are usually underlying issues that contribute to the issue. Learn more about the common basement water problems Lansing homeowners experience and the signs to look for below.

Wet Basement Problems & Their Signs

  • Basement Wall Cracks: Cracked basement walls are one of the most obvious signs of a wet basement problem. That said, cracks and other damage from water leaks in a finished basement can be less easy to spot. With a layer of plaster or drywall to cover the leak, it may not be evident until a water stain appears on the wall. Even then, you'll likely need to remove the wall and, in some cases, the carpet surrounding it, to get a clear look at the problem.
  • Water Stains on Basement Floors & Walls: Just as with basement wall cracks, water stains are a clear indication of basement water seepage. They typically appear after the water has dried, taking on a blotchy, discolored appearance in the basement walls or carpet of a finished basement. Water stains in an unfinished basement will appear in a similar way, showing up as a semi-uniform, discolored area on concrete basement floors and walls.
  • Basement Flooding: Standing water in your basement after heavy rainfall or even in the absence of a weather event is a serious problem. The best way to prevent a flooded basement is with a high-quality, proven basement waterproofing solution.
  • Mold Growth: A wet basement is a breeding ground for mold and other fungi. Basement mold can show up as black patches, white or yellow powders, and a wide range of other shapes and colors. Mold growth typically occurs where walls and floor meet, underneath floor coverings, around window frames, and around anywhere leaks can be found.
  • Leaky Basement Egress Windows: Windows in below-grade spaces are susceptible to water damage that can cause them to leak, rot, and eventually fail altogether. Basement windows with wooden frames are particularly vulnerable to water damage that leads to mold growth and general deterioration. Signs of window failure include crumbling wood, peeling paint, soft wooden components, and material discoloration.
How We Fix Wet Basements

Ayers Basement Systems has been the Lansing area's local basement waterproofing expert for more than 40 years. In that time, we've helped countless Michigan homeowners identify and repair a wide range of wet basement problems. As part of the leading Basement Systems network, our experts are trained to quickly and accurately diagnose the problem with your basement and provide an effective solution that aligns with your home and budget. Our basement waterproofing products are backed by industry-leading warranties to ensure long-term protection and satisfaction.

We offer a comprehensive line of basement waterproofing solutions, including drainage systems, vapor barriers, sump pumps, and wall insulation components. If you want to waterproof the basement in your home, get in touch with our team. One of our basement waterproofing specialists will identify the issue during a thorough on-site inspection. With a clearer picture of the problem, we can recommend the ideal basement waterproofing solution for your needs.

Why Do I Need A Basement Waterproofing Expert?

Everybody loves to save a little money on home improvement projects, and while you could DIY your basement waterproofing, we don't recommend it. Preserving the long-term value, health, and safety of your home is essential, which is why it's important to leave basement waterproofing to the professionals.

A basement can be wet for a variety of reasons. Hiring a professional basement waterproofing company will save you from having to play a guessing game or perform a process of elimination to pinpoint the problem. They'll have the expertise to identify and resolve the issue quickly and efficiently. Not only that, but they have the proper training and access to high-quality basement waterproofing products and can ensure the work is completed safely and correctly the first time around.

Last but not least? Hiring a professional basement waterproofer can actually save you money down the road. Although it's a more significant investment upfront, improperly installed waterproofing solutions can leave your basement in worse shape than before. You're better off hiring a professional first and avoiding the costly repairs that come with a faulty waterproofing system.

Basement Waterproofing Services

Crawl Space Encapsulation & Repair Services

When it comes to the crawl space, many Michigan homeowners take an “out of sight, out of mind” approach. Unfortunately, crawl spaces are prone to deteriorating over time, directly impacting your home's comfort, health, and energy efficiency. As it ages, your Lansing crawl space becomes vulnerable to water damage, mold and mildew, wood rot, and structural issues. If you've noticed musty smells, damp floorboards, or another issue, give the crawl space repair experts at Ayers Basement Systems a call.

We've helped countless homeowners throughout Michigan resolve their crawl space problems quickly and efficiently with reliable, long-term solutions. When it comes to creating a healthier, drier, and more energy-efficient home, our crawl space repair and crawl space encapsulation services have you covered.

What Kind of Crawl Space Problems Are Common in Lansing?

While many Lansing homes have a crawl space, most homeowners don't give them much thought. After all, unlike a basement, it's not an area of the home where they spend much time. However, both spaces are equally important to the structural integrity of the home, and keeping them in good condition is essential. Unfortunately, crawl spaces are vulnerable to a variety of problems that affect your entire home.

Common Crawl Space Problems

  • Humidity & Moisture: Water intrusion is one of the leading causes of crawl space problems. There are many ways water can enter the crawl space, including heavy rainfall, high humidity, poor ventilation, and pressure on concrete slabs from the surrounding soil. When left untreated, crawl space moisture and condensation put your home in jeopardy. Wood rot caused by water seepage can weaken the structural integrity of the crawl space, causing mold growth, pest infestations, and poor indoor air quality. A flooded crawl space can cause the crawl space ceiling to collapse, resulting in sagging, uneven floors in the living space above.
  • Mold & Musty Odors: Mold, mildew, and other allergens thrive in damp environments, making a wet crawl space an ideal breeding ground. While they make their home in the crawl space, that doesn't mean the rest of your home is safe. As time goes on, you may start to notice musty odors throughout the home or experience health issues brought on by a reduction in air quality, such as asthma flare-ups.
  • Wood Rot & Rust: The crawl space houses many of the important structural components in your Lansing home, including many of the wood beams that support the home. Excess moisture eats away at these structures, causing wood rot to occur. This crawl space problem is one of the most serious because it weakens the structural integrity of large areas of your home, leading to expensive — but preventable — damage such as sagging floors, foundation wall cracks, and more.
  • Higher Utility Bills: Increased humidity inside the home causes your air conditioner to work harder to maintain a comfortable temperature inside. Your HVAC will run longer, leading to higher utility costs, because it has to work harder to keep the air in your living spaces cool.
  • Pests: A dark, damp crawl space is appealing to all sorts of pests, including termites, spiders, mice and rats, carpenter ants, dust mites, snakes, and other critters. Unwanted pests making their nest in your crawl space can damage structural areas, create unhealthy living conditions, and even invade other parts of your home.
How Do You Fix a Sinking or Sagging Crawl Space?

Have you noticed unlevel or bouncy floors in your home? If so, there's a good chance there is a structural problem with your crawl space. Located below the home, the crawl space is critical in supporting the weight of the structure, which it bears through the foundation walls and crawl space supports. Problems with the floor above the crawl space are just one symptom of crawl space failure. Other signs include cracks in interior drywall, uneven door and window frames, and tilting or sinking crawl space supports.

What Causes a Sinking Crawl Space?

There are many reasons your Lansing crawl space may experience structural problems. In most cases, the issue can be traced back to any of the following problems.

  • Rotting floor joists
  • Inadequately structural design
  • Sinking crawl space supports
  • Foundation failure
  • Moisture and water seepage

So, how do you stabilize a sinking crawl space? Your best bet is to hire a professional. Ayers Basement Systems is a local expert in crawl space repair in Lansing, MI and nearby. We can permanently restore the structural integrity of your home and eliminate the symptoms associated with a sagging crawl space with the SmartJack® Crawl Space Stabilizer.

The SmartJack system is installed below the beam that supports the crawl space joists to provide supplemental support to the structure. In addition to stopping the downward movement of your floor, the SmartJack® can be adjusted to attempt to lift the floor above back to its original position. The SmartJack system is also compatible with crawl space encapsulation systems, making it possible to address structural problems while also eliminating water issues and improving your home's energy efficiency.

What is Crawl Space Encapsulation?

A dirty, damp crawl space is a liability. It puts your home at risk for a variety of problems, including mold and mildew, poor indoor air quality, reduced energy efficiency, and structural problems. These issues aren't just a headache to deal with; they also impact your home's value. The best way to guarantee the health, safety, and value of your home is with professional crawl space encapsulation.

Crawl space encapsulation seals off the crawl space from the outside world, eliminating moisture that contributes to mold, odors, pest infestations, and structural problems. This multi-step process uses specialized crawl space repair products to transform a problem crawl space into a clean, dry, and usable area of your home.

How We Encapsulate Your Lansing Crawl Space

  • Install Airtight Doors & Vent Covers: The first step to crawl space encapsulation is to stop the cycle of cold, humidity, and moisture from outside air by sealing your crawl space doors and vents. However, water can still enter the crawl space through other sources.
  • Eliminate Sources of Standing Water: The next step is to remove any sources of flooding by installing a crawl space drain and sump pump system. Although they will prevent water from flooding the crawl space, moisture can still enter through the porous concrete walls and floors, usually in the form of water vapor that turns into condensation.
  • Make Structural Repairs: A wet crawl space is prone to wood rot and mold that eats away at the structure and weakens its structural integrity. If the crawl space is damaged, the next step is to install crawl space support jacks to repair and strengthen the structure.
  • Encapsulate & Insulate the Crawl Space: Next, a durable crawl space vapor barrier is installed to stop moisture and humidity from passing through the floor and concrete walls.
  • Install a Crawl Space Dehumidifier: The last step is to install an energy-efficient, self-draining dehumidifier to keep the crawl space cool and dry.

Ayers Basement Systems offers a lifetime, transferable warranty for our crawl space encapsulation services. That means you can rest easy knowing your Lansing crawl space will remain clean and dry for a lifetime.

Crawl Space Insulation, Repair, & Encapsulation Services

Lansing Foundation Repair Services

The foundation is one of the most critical components of your Michigan home. When it starts to fail, it puts the safety and structural integrity of your home at risk. But how do you know if there is a problem with your foundation? As foundation problems develop, you'll likely start to notice warning signs inside and outside of the home. Luckily, there's no reason to panic! Our foundation specialists have the experience and knowledge to accurately diagnose the problem and offer a reliable solution before it gets worse. As a member of the exclusive Supportworks network, we have access to a comprehensive, patented line of foundation repair products and can fix foundation problems of all types.

How to Identify a Foundation Problem

While some foundation problems are easy to spot, others may not be quite as obvious. Clear indicators could be foundation wall cracks or a chimney that has started to separate from the home. More subtle signs, such as a door or window that constantly sticks, are easier to dismiss — especially in older homes or areas with high humidity. When it comes to protecting your home from costly structural damage, it's essential to understand the various types of foundation problems and their warning signs.

Signs of Common Foundation Problems

  • Ceiling, floor, and wall cracks
  • Heaving or sinking floors
  • Leaning chimneys
  • Sticking windows and doors
  • Street creep
  • Buckling, bowing walls
  • A wet or flooded basement

If you've noticed any signs of a failing foundation, don't hesitate to give the foundation repair pros at Ayers Basement Systems a call. We have decades of experience in identifying and eliminating all kinds of foundation problems and can restore the structural integrity of your home.

Foundation Problems & Solutions

While some foundation problems are easy to spot, others may not be quite as obvious. Clear indicators could be foundation wall cracks or a chimney that has started to separate from the home. More subtle signs, such as a door or window that constantly sticks, are easier to dismiss — especially in older homes or areas with high humidity. When it comes to protecting your home from costly structural damage, it's essential to understand the various types of foundation problems and their warning signs.

Signs of Common Foundation Problems

  • Ceiling, floor, and wall cracks
  • Heaving or sinking floors
  • Leaning chimneys
  • Sticking windows and doors
  • Street creep
  • Buckling, bowing walls
  • A wet or flooded basement

If you've noticed any signs of a failing foundation, don't hesitate to give the foundation repair pros at Ayers Basement Systems a call. We have decades of experience in identifying and eliminating all kinds of foundation problems and can restore the structural integrity of your home.

Foundation Problems & Solutions

Knowing the signs of foundation failure is just the start. Determining the proper repair solution means understanding the common types of foundation problems and how to solve them. Here's what you need to know:

Foundation Wall Problems

  • Foundation Wall Cracks: Cracks in foundation walls let moisture and water seep into the basement, leading to mold growth, wood rot, musty odors, and more. Foundation wall cracks can vary in severity. Hairline or narrow cracks caused by normal foundation settlement or curing concrete are less serious than others. Stair-step cracks, horizontal cracks, cracks that are leaking, or cracks combined with bowing or bulging are signs of a serious foundation problem and should be addressed sooner rather than later.
  • Bowing Foundation Walls: Horizontal and diagonal cracks occur when pressure is exerted by a poured concrete foundation wall that has started to tilt or lean. When that happens, the wall may begin to bulge inward at the top.
  • Leaking Basement Walls: Below-grade spaces are susceptible to moisture and water intrusion because they're at ground level. Porus concrete and small cracks allow water to seep inside, creating a damp environment, facilitating mold growth, and leading to other potentially serious problems.

Foundation Wall Solutions

No matter the foundation problem, Ayers Basement Systems has a solution. We offer top-tier foundation repair solutions throughout Lansing and Greater Michigan. Our experts can repair bowing foundation walls using GeoLock® Wall Anchors, which secures the wall to stable soils beyond the home. This restores the wall to its original position and prevents future bowing. Helical foundation piers are used to repair and prevent cracks caused by settling soils. Our experts will drive the helical piers deep into the ground to find stable load-bearing soils that support the weight of the home. We also offer the state-of-the-art PowerBrace™ Wall Repair System to stabilize failing foundation walls, including those that are bowing, buckling, or tilting inwards.

Foundation Floor Problems

Unevenness and cracking are two of the most common floor issues caused by a failing foundation. Over time, the soil below your home will begin to settle, making it difficult to support the weight of the structure. As the soil begins to compress and buckle, it puts immense strain on your foundation and causes it to sink. This foundation settlement leads to uneven, cracked floors throughout the structure.

Solutions for Sinking, Cracked Foundation Floors

Many foundation floor problems can be traced back to weak soils beneath the home. When it comes to lifting and stabilizing your Lansing foundation, helical piers are the ideal solution. This proven home foundation repair solution transfers the weight of your home downwards into deep, hard-packed soils, lifting it and creating a solid, supportive base. Once installed, the helical piers can be adjusted to return your foundation to its original position, closing cracks caused by settlement and restoring the long-term integrity of your foundation.

Why Choose Ayers Basement Systems

If you've got a foundation problem, Ayers Basement Systems can solve it. With over 40 years of experience, we are the local go-to for home foundation repair in Lansing, MI. We've partnered with Supportworks, an international network composed of the leading concrete and foundation repair contractors in North America. As an exclusive Supportworks dealer, we have access to state-of-the-art foundation repair products and technologies.

When you hire Ayers Basement Systems to repair your failing foundation, you'll have peace of mind that the job is done right the first time. In fact, your satisfaction is so important to us that we offer a transferable lifetime warranty for all of our products and services so you can feel confident that your home and foundation are protected long-term. When you're ready to make your foundation problems a thing of the past, our team of trusted home foundation repair experts will provide the highest level of service.

Concrete driveway being repaired

Egress Window Installation in Lansing

In 2015, new Michigan Residential Code requirements went into effect for egress windows in basement spaces with bedrooms. The updated building code mandated the presence of at least one point of egress in all basements and sleeping rooms in Michigan homes. Basement egress windows must be installed by a professional and comply with specific criteria above and beyond egress points in sleeping rooms.

Ayers Basement Systems has installed thousands of residential egress windows throughout Michigan. Our experts can help you bring your Lansing home into compliance with state mandates and ensure a safe living environment for you and your family.

Why Install Basement Egress Windows?

If your Lansing basement has old, outdated windows, it may be time for an upgrade. Basement egress windows bring your lower level up to code, providing a safe way to exit in case of emergency. They also have the potential to increase your home value while bringing ventilation and natural light to basement living spaces.

Benefits of Basement Egress Windows:

  • Provides a safe, easy to navigate emergency exit
  • Compliant with Michigan Residential Code
  • Increases the livable space in your home
  • Allows more natural light to enter basement living spaces
  • Increases property value
  • Enhances energy-efficiency
  • Prevents mildew and mold growth
  • Improves the style and comfort of your home

Don't let old, leaky basement windows continue to bring down your home's comfort, value, and aesthetic appeal. Ayers Basement Systems offers high-quality, good-looking basement egress windows and can bring your lower level up to code in no time at all. Contact us today to learn how our egress windows can improve the look, feel, and energy efficiency of your home!

What are the Requirements for Basement Egress Windows?

Below is a list of some of the standard regulatory requirements for basement egress windows in Michigan, as outlined by the Michigan Residential Code.

To be code-compliant, basement egress windows must:

  • Fully open to allow an individual to exit in case of emergency
  • Have a minimum height and width of 36 inches, covering a total area of 9 square feet
  • Include a built-in step system or permanently affixed ladder to allow for easy egress
  • Have at least 48 inches of space between the top of the window well and the bottom of the deck or porch joists when located under a porch or deck
Why Choose Ayers Basement Systems for Basement Egress Windows?

Installing basement egress windows is a much different process than installing windows in a first or second-floor bedroom. As a below-grade space, your basement is susceptible to moisture intrusion and water seepage. Improperly installed egress windows can result in costly water damage, pest infestations, and other issues. Working with a qualified, trustworthy egress window company is the best way to ensure the job is done right the first time.

When it comes to basement egress window installation in Lansing, Ayers Basement Systems has everything you need. We offer a proven, high-quality egress window system made with a durable composite polymer material in a single-piece construction to eliminate structural decay over time. Our egress window systems are IRC-compliant and include built-in steps, a beautiful stone finish, and long-lasting and attractive window well covers to prevent window leaks. When it's all said and done, you can rest assured knowing your new egress windows align with Michigan Residential Code and will keep you and your family safe when you need it.

Gutter on a barn

Before and After Pictures from Lansing


CleanSpace Encapsulation and New Drainage System Save East Lansing Crawl Space

A low point where the sun porch met the foundation of this home was causing water to pool and leak into the crawl space. Leaks can cause problems ranging from mold to an unstable foundation, so it was important to reroute the water and waterproof the crawl space. 

40 feet of drain tile and a new chimney drain took care of the existing leak. Then we installed the CleanSpace crawl space encapsulation system with drainage matting and SilverGlo insulation to keep the crawl space dry and even create some usable storage space.


East Lansing, MI Basement Becomes Usable Space

Our customer called with water in the basement that was wrecking the floors and the walls. They wanted to take care of the water problem, of course, but at the end of the day they also wanted the basement not to be an eyesore.

After installing WaterGuard, a new TripleSafe Sump Pump, WellDuct window well drainage, and LawnScape outlets with IceGuard, we went on to install our Basement to Beautiful panels, which provided a finished look without needing to complete a full basement remodel.


East Lansing Basement Saved by Super Sump Pump

Sometimes it's easy to think you've solved a problem. This customer called when he pulled back his finished basement's carpet to find mold, but originally canceled his appointment with us because he thought clogged gutters were the culprit behind the flooding. But a few weeks later, he had clean gutters and another round of flooding, so he called on us to get to the bottom of the problem.

We installed WaterGuard and a SuperSump, as well as a new LawnScape outlet with IceGuard, and don't anticipate any future problems, gutter or otherwise.

Case Studies From Lansing

Water And Walls Remedied In Lansing, MI Basement


Tara's 1980s basement was finished, so when she started getting puddles of water in the carpet, it was tough to tell exactly where the water was...

PolyLevel Repairs Settled Basement Floor in Lansing, MI


This homeowner was looking for some insight as to why his foundation walls and floors in his basement were cracking and would like to know how to...

Finished Basement Gets Waterproofed in Mt Pleasant, MI


A homeowner called us when they started noticing dampness in the partially finished area of their basement. There was no mold or mildew and the...

Work Requests From Lansing, MI
Project Location: Lansing, MI
Front door is not plumb. Also have mice. Want to make sure the foundation is secure before I do any major repairs and replacements.
Project Location: Lansing, MI
My basement gets water with heavy rain! and my main drain is backing up
Project Location: Lansing, MI
Front step has dropped a few inches from porch deck.
Project Location: Lansing, MI
Water getting into basement in different areas depending on rain. Not sure if it's foundation repair or waterproofing.
Project Location: Lansing, MI
Water/Moisture in basement - suspect leaking foundation
Project Location: Lansing, MI
Getting a small amount of water coming in the basement. Not sure if this would be outside waterproofing or inside.
Project Location: Lansing, MI
Bowing basement walls and water leaking in during heavy rains.
Project Location: Lansing, MI
Water seepage in basement during heavy rain.
Project Location: Lansing, MI
Wanting to put a bedroom in a basement. Would like to get a quote to add an egress window before we decide. 2 possible options for window location.
Project Location: Lansing, MI
Hello, my basement partially flooded after the heavy rain. I am looking into possible prevention solutions. Thanks!
Project Location: Lansing, MI
We have a basement window that leaks and needs replacing or repair. Outside access to the window is under the deck. I can provide pictures if necessary.
Project Location: Lansing, MI
After a heavy rain there is standing water on the basement floor
Project Location: Lansing, MI
I have a partially finished basement that I want to update/refresh: 1. replace the carpet, wall paneling and acoustic tile ceiling with more attractive finishes 2. update the lighting and add lighting in basement room with no overhead lights 3. remove closet 4. Add egress window I'd like to get an estimate of how much it would cost.
Project Location: Lansing, MI
I'm looking for a quote on an egress window installation in my basement Cinder block wall
Project Location: Lansing, MI
Mold exposed at the bottom of the basement steps after peeling back layers of paint.
Project Location: Lansing, MI
Egress window is not flush to wall. Egress window well wall looks to be DIY by previous homeowner. Would want it coveted to keep debris and kids from falling in
Project Location: Lansing, MI
There are numerous cracks and some bowing in the basement walls
Project Location: Lansing, MI
Need estimate for an egress window
Project Location: Lansing, MI
Basement waterproofing
Project Location: Lansing, MI
We are looking to install an egress window in our basement. Right now we are just trying to estimate how much it will cost