Masonry Foundation Repair & Waterproofing

Why Foundation Problems Need Immediate Attention

Your foundation supports everything in your home. When brick or block foundations start showing cracks, bowing walls, or water leaks, the problems only get worse over time. Here in Ann Arbor, we deal with freeze-thaw cycles that stress foundations, clay soils that expand and contract with moisture changes, and groundwater that seeks any path into your basement. These conditions make foundation maintenance especially important for Michigan homeowners.

Most foundation issues start small. You might notice a hairline crack in the basement wall or some dampness after heavy rain. Maybe you see efflorescence, those white mineral deposits that appear when water moves through masonry. These early warning signs tell you water is finding its way into your foundation. Left alone, small cracks grow larger, water damage spreads, and repair costs multiply. The foundation walls might start bowing inward from soil pressure, creating serious structural concerns.

We have been repairing masonry foundations in Ann Arbor since 2025. Every project starts with a thorough inspection to identify the root cause of the problem. Sometimes you need crack repair and waterproofing. Other times, we find more extensive issues requiring structural reinforcement or foundation wall rebuilding. Our goal is giving you an honest assessment and practical solutions that stop the damage and prevent future problems.

Common Foundation Problems We Fix

Foundation problems show up in different ways. Understanding what causes them helps you recognize issues early and get them fixed before major damage occurs. Here are the most common foundation problems we see in Ann Arbor homes.

Foundation Issues That Need Professional Repair

• Vertical and horizontal cracks in brick, block, or stone foundation walls
• Bowing or bulging walls caused by soil pressure and water saturation
• Crumbling mortar joints that allow water infiltration and weaken the structure
• Water seepage through walls, floors, or wall-floor joints during rain
• Foundation settlement causing doors and windows to stick or gaps to appear

Each problem needs specific repair techniques. Crack repair might involve epoxy injection for structural cracks or routing and sealing for non-structural ones. Bowing walls often require reinforcement with carbon fiber straps or steel I-beams. Extensive deterioration might mean rebuilding sections of the foundation wall. We assess your situation and recommend the most effective, cost-efficient solution. Similar to our tuckpointing and repointing work, foundation repairs require skill and the right materials to last.

Waterproofing Solutions That Actually Work

Keeping water out of your basement requires a multi-layer approach. No single solution handles every situation. We combine interior and exterior waterproofing methods based on your specific water problems, foundation type, and budget. The goal is creating multiple barriers that stop water before it enters your living space.

Exterior waterproofing gives you the best long-term protection. This involves excavating around the foundation, repairing any damaged masonry, and applying waterproof membranes to the exterior walls. We install or repair footer drains to channel water away from the foundation. New backfill uses gravel for drainage rather than clay soil that holds moisture. This comprehensive approach stops water at the source before it reaches your foundation walls.

Interior waterproofing works when exterior access is not practical or when you need immediate water control. We install drainage systems along the perimeter of your basement floor, collecting water and directing it to a sump pump. Wall sealants provide additional moisture barriers. While not as effective as exterior waterproofing, interior systems significantly reduce water problems and cost considerably less than full excavation. Check out our main services page to see more waterproofing options we offer throughout Ann Arbor.

Frequently Asked Questions