Foundation Repair You Can Trust for Ann Arbor, MI and Surrounding Regions
Professional Foundation Repair in Ann Arbor, MI
Your home or building’s foundation is responsible for the structural integrity of your entire home or building. When part of it fails or begins to deteriorate, the effects can spread quickly and become more expensive to address the longer they go unresolved.
So, knowing who to call and what to expect from the repair process makes a real difference in how the situation plays out. Dexter Block provides foundation repair in Ann Arbor, MI, and the surrounding communities of Dexter and Saline.
We help homeowners and commercial property owners pinpoint what is happening with their foundation, explain what needs to be done to fix it, and handle the work with experienced crews who understand the job inside and out.
If something does not look or feel right with your property and you think the foundation may be involved, our team can help you.
How To Tell If Your Foundation Needs Attention
Foundation system problems do not always announce themselves in obvious ways. Most property owners notice the effects in other parts of the building before they realize the foundation is involved.
Here are some of the most common warning signs.
- Cracks along the basement walls, floors, or the exterior of the foundation that were not there before.
- Water or water damage appearing in the basement or lower level after rain or snowmelt, especially along the base of walls.
- Doors and windows that stick, jam, or no longer latch the way they used to.
- Uneven floors or sloping floors that you can feel when walking across a room.
- Visible gaps forming between walls and the ceiling or floor line.
- Bowing or leaning foundation walls that have shifted inward from soil pressure.
Any of these can point to a deeper issue with your home's foundation or a commercial building's structural base. For a closer look at what these warning signs can mean, read our guide on how your home's foundation might be in trouble. The more of these signs you notice, the more important it is to have the situation assessed before it progresses.
Why Foundation Issues Are Common in the Ann Arbor Area
Michigan's freeze-thaw cycles put added stress on foundations year after year. The soil around a property expands when it freezes and contracts as it thaws, and that repeated pressure can push against foundation walls, creating cracks that allow water to get in. Heavy rain and poor drainage around the structure can worsen conditions by increasing hydrostatic pressure on the foundation. That's why basement waterproofing is often part of a complete foundation repair solution.
Because of these conditions, foundation problems in this area tend to develop gradually and get worse over time. What starts as a small crack or a little moisture in the basement can become a much larger structural concern if it is not addressed. If any of this sounds familiar, it is worth having a professional evaluate what is happening beneath your property.
Types of Foundations Common in the Ann Arbor Area
Homes and commercial buildings in Ann Arbor, Dexter, and Saline sit on different types of foundations depending on when they were built and how they were constructed.
Each foundation type comes with its own set of common issues, and the right repair approach depends on the specific foundation involved:
- Block Foundations — Among the most common in the Ann Arbor area. The mortar joints between blocks can deteriorate, allowing water to seep through, making them particularly prone to moisture problems during Michigan's wet seasons. For issues limited to basement-level block walls, we also provide dedicated block basement wall repair services.
- Poured Concrete Foundations — These handle soil pressure differently than blocks and tend to develop cracks in distinct patterns. Repairing them requires specialized concrete repair methods that account for how poured walls distribute and absorb stress.
- Stone Foundations — Often found in older homes throughout the area, stone foundations present unique challenges because of how the original materials were set and how they respond to settling and moisture over the years.
No two foundations are the same, and the repair method that works for one may not be the right fit for another. That’s why our team assesses each situation on a case-by-case basis and walks you through what your specific foundation needs.
Our Foundation Repair Services
Foundation repair comes down to restoring a damaged or deteriorating foundation to a structurally sound condition. That can mean addressing cracking, shifting, water intrusion, material breakdown, or a combination of all of them.
However, not every foundation issue calls for the same solution. The right foundation repair depends on what is actually driving the damage, how far it has progressed, and what type of foundation your property sits on.
Fortunately, Dexter Block offers a range of foundation repair and masonry services for residential and commercial properties, designed to address visible damage and the underlying causes:
Foundation Inspection
Not every foundation concern turns into a major repair. Sometimes, property owners just need a professional opinion on what they are looking at and whether action is required. With our foundation inspection, it gives you a clear picture of the current condition of your foundation, what may be contributing to the damage, and what steps make sense moving forward. This is often the best starting point for property owners who are unsure about the severity of what they are seeing.
Structural Foundation Wall Repair
Cracking, shifting, and deterioration along a foundation wall can compromise the stability of the entire structure. The specific repair depends on the type of foundation and the nature of the damage, so our team evaluates each wall first before recommending a course of action.
If repairs are needed, we may involve stabilizing the affected area, sealing or rebuilding damaged sections, and applying protective treatments to prevent further deterioration. Our goal is always to stop the damage from progressing and restore the foundation wall to a structurally sound condition.
Waterproofing and Damp-Proofing
Waterproofing and damp-proofing are two different approaches, and knowing which one applies to your situation matters. Our waterproofing solutions create a sealed barrier on the foundation wall that prevents water from passing through entirely, using applied membranes or coatings designed to withstand water pressure from the surrounding soil.
Our damp-proofing services take a different approach, resisting moisture that seeps through the wall rather than blocking water under pressure. This typically involves applying a membrane and tar coating to the exterior wall surface. Both play a role in protecting a structure, and we assess your foundation during the inspection to recommend the right solution for your property.
Excavation
Some foundation repairs require access to the exterior of the wall below grade. In those cases, we will need to excavate around the affected area down to the footing so the wall can be properly cleaned and inspected. Once exposed, the wall may be treated with waterproofing or damp-proofing materials, depending on the condition and the source of the problem.
After the repair is complete, the area is backfilled with appropriate materials and graded to promote positive water flow away from the structure. In some cases, a retaining wall installation may also be recommended to manage soil pressure and protect the repaired foundation long term.
Water Intrusion and Leak Correction
Water getting into a basement or lower level is one of the most common reasons property owners reach out to us for foundation help. The source is not always obvious, and a proper fix means tracing exactly where the water is entering and why.
In some cases, our solution will involve applying waterproofing materials to the exterior foundation wall after excavation. In others, it may include interior drainage corrections such as drain tile, which is a perforated pipe installed along the base of the foundation to collect and redirect water away from the structure and into a sump pump. We’ll evaluate each situation individually and recommend the approach that actually solves the problem.
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Why Homeowners and Business Owners Trust Dexter Block
Choosing a foundation repair contractor is a big decision. Here is why many homeowners and business owners choose to work with us:
- We've been in business since2006 , with over 1,600 projects completed since 2020 and 250 to 300 handled per year across residential and commercial properties.
- Our owner, Kyle Davis, brings 25 years of hands-on industry experience as a masonry contractor serving the Ann Arbor area, backed by a team-based approach to finding the right solution for each project.
- We hold an active Michigan Company Builder License (No. 2102167085) with full insurance coverage and per-job bonding with local municipalities.
- Our company offers an 18-month guaranteed warranty on all foundation repair work.
- We are a member of the Better Business Bureau and BRAG of Ann Arbor.
- We are actively engaged in industry events such as the World of Concrete and DecoCrete shows, and have invested in the local community through school district building programs, student presentations, and summer internships.
At the end of the day, we take pride in the reputation we have built in this community, and we work hard to maintain it on every project we take on.
What To Expect During a Foundation Repair Project
Having work done on your foundation can feel like a major step. That is why we make sure you understand the full scope of what is involved before anything begins.
Intro Call and Initial Assessment
Every project starts with a conversation about what you have been experiencing. We ask the right questions up front, so we have a clear picture before scheduling an on-site visit to take a closer look at the foundation.
On-Site Foundation Inspection
Our team comes to your property and evaluates the foundation in person. We look at the damage, check for water intrusion, assess the surrounding drainage and soil conditions, and determine what type of repair the situation calls for.
Detailed Estimate and Proposal
After the inspection, we put together an itemized estimate that breaks down the scope of work and what it will cost. There are no hidden fees, and we walk you through every line item, so you understand exactly what you are paying for before you approve anything.
Scheduling & Preconstruction Planning
Once you approve the proposal, we coordinate timing around your schedule. For medium and larger-scale foundation repair projects, we hold a preconstruction meeting to review access, staging, the timeline, and any property-specific details.
Expert Crew and Experienced Oversight
Your project is carried out by skilled crews under the direct oversight of a masonry project manager with over 30 years of experience. Throughout the job, we maintain close communication with you and keep you informed about progress at each stage.
Final Walkthrough
When the work is complete, we walk through everything together to make sure it meets your expectations and our standards. We do not consider a job finished until you are satisfied with the result.
Basement Water Repair Case Study: Excavation and Damp-Proofing in Action
A homeowner reached out to us after noticing persistent water issues in their basement. The foundation wall had no damp-proofing in place, and water was making its way through the wall and into the living space below.
We excavated around the affected area down to the footing to fully expose the foundation wall. After cleaning the surface, we applied a damp-proofing membrane along with tar to seal the wall and prevent further water penetration. The area was then backfilled properly to support drainage away from the structure.
The project took approximately two weeks from start to finish, and the water issues were fully resolved. If you're dealing with similar foundation or water intrusion problems, reach out to us to discuss how we can help.
You can view more of our completed foundation work to see additional examples of the projects we handle.
Foundation Repair for Properties Across Ann Arbor and Surrounding Communities
Dexter Block provides foundation repair services to homeowners and commercial property owners throughout Ann Arbor, Dexter, Saline, and the surrounding areas of Washtenaw County. Every property and every foundation is different, and we bring the same level of attention and expertise to each project regardless of size or location. If your property needs foundation work, schedule a consultation and let us take a look.
Any of these can point to a deeper issue with your home's foundation or a commercial building's structural base. For a closer look at what these warning signs can mean, read our guide on how your home's foundation might be in trouble. The more of these signs you notice, the more important it is to have the situation assessed before it progresses.
Frequently Asked Questions About Foundation Repair
Ready To Get Your Foundation Back on Solid Ground?
If you have been dealing with foundation cracks, water in your basement, or other signs of foundation damage, the best time to address it is now.
