Basement Waterproofing, Crawl Space & Foundation Repair FAQ
Common questions
Straight answers on the work and the warranties, and real price ranges for every service we offer, because you shouldn’t have to book a visit just to find out roughly what something costs.
What does it cost?
Most contractors won’t put numbers on a page. We will, because you deserve to know roughly where you stand before anyone comes out. These are typical ranges for completed projects in the Indianapolis area. Where a given home lands depends on the size of the space, how much water is involved, access, and how far the damage has progressed. Your written price comes after a free inspection, and it’s the price: no charge for the visit, no obligation, and financing is available on any of it.
- Basement waterproofing
- $3,000 – $8,000+
- Crawl space encapsulation
- $3,000 – $8,000+
- Mold remediation
- $2,000 – $8,000
- Bowed wall repair - carbon fiber
- $3,000 – $8,000
- Bowed wall repair - anchors / beams
- $3,000 – $8,000+
- Foundation settlement - push piers
- $3,000 – $35,000+
- Wall crack repair
- $500 – $2,500
- Concrete lifting - poly foam
- $850 – $5,000
- Uneven floors - floor stabilization
- $3,000 – $10,000+
- Radon mitigation
- $1,500 – $3,500+
- Sump pump replacement
- $500 – $1,500
General
What services does Michaelis Foundation Solutions offer?
Michaelis Foundation Solutions specializes in basement waterproofing, crawl space repair, foundation repair, mold remediation, radon mitigation and concrete lifting.
Is Michaelis Foundation Solutions a family-owned business?
Yes, we are a locally owned and operated family business with over 40 years of experience.
Do you offer free inspections?
Yes, we offer free inspections to assess the condition of your property and recommend appropriate solutions.
How much does foundation or basement work cost?
It depends on the scope, but we publish typical ranges for every service so you can plan ahead. See what does it cost above. Small repairs like a wall crack or a sump pump replacement start around $500; a full waterproofing or encapsulation system typically runs $3,000 to $8,000; large settlement repairs with push piers can reach $35,000 or more. Your written price comes after a free inspection.
Do you offer financing options?
Yes, we offer financing options to make our services more accessible.
Are your services guaranteed?
Our warranty coverage is determined by the project scope, the service provided, and the trades involved. Depending on the nature of the work, we offer warranties that may include lifetime warranties on specific services, labor and material warranties covering workmanship and materials, and service-specific warranties based on project details.
How can I refer a friend or family member to Michaelis Foundation Solutions?
You can refer someone through our Referral Rewards Program. If they sign a contract for one of our services, once the project is complete, you will receive a $100 gift card.
How can I contact Michaelis Foundation Solutions?
You can contact us by filling out the form on our website’s contact page, or call 317-251-1935.
What areas do you serve?
We cover 32 Indiana counties within about 75 miles of Indianapolis: 157 towns on our list, from Lafayette and Kokomo to Bloomington, Columbus, Terre Haute and Richmond. Every town has its own page, and the service area directory has a ZIP code checker. An address outside the list is still worth a call: the 75-mile line is a flexible guide.
Do you use subcontractors?
No. The work is done by Michaelis employees, our own crews, and the company that inspects and prices the job is the one that does it and stands behind it afterward.
Inspections and estimates
What happens during a free inspection?
An inspector walks the property inside and out: the basement or crawl space, the walls and floors, and outside, the grading, gutters and downspouts. Expect about an hour, and expect to be shown what he is looking at and why. You get the findings and a written recommendation, with no charge and no obligation.
Do I need to be home for the inspection?
It helps. The most useful part of the visit is the walk-through, when you see the cracks, the moisture and the problem areas with the inspector and can ask questions on the spot. If you can’t be there, have whoever meets us tell us when water shows up and which doors or floors have changed.
What does the written price include?
The scope, the method and the cost, in writing, with financing options if you want them. It should spell out what gets installed and where: how many feet of drain, how many piers or anchors, which walls, what happens to the sump and the discharge line, and anything left for you to do. The written price is the price, and there is no pressure to sign on the spot.
Should I get more than one quote?
On a bigger job it’s reasonable, and we’d like you to compare carefully and take your time. Line the quotes up on what is being installed: the number of piers or anchors, the feet of drain, the pump and battery backup, who handles permits, and what the warranty covers in writing. Two prices that look far apart are usually two different scopes.
Foundation repair
What causes bowing walls or foundation cracks?
Soil pressure, water damage, or settling over time.
How serious are small wall cracks?
Even small cracks can indicate a bigger structural issue.
What methods do you use for repair?
We use footing piers, wall anchors, carbon fiber straps, and other proven methods.
Can uneven floors be fixed?
Yes, we can stabilize the foundation and level flooring.
Does foundation repair increase home value?
Absolutely. It protects your investment and often increases value. Many of our foundation repairs come with Lifetime Warranties.
Basement waterproofing
What are signs my basement needs waterproofing?
Water stains, musty odors, wall efflorescence, and visible leaks.
What’s the best waterproofing system?
A combination of footing French drains, sump pumps, vapor barriers, and sealing.
Can waterproofing prevent mold growth?
Yes, by eliminating moisture sources, we can reduce mold risk.
Will waterproofing increase my home’s value?
Yes, a dry basement is a strong selling point.
Can I finish my basement after waterproofing?
Absolutely, it’s often the first step before remodeling.
Crawl space
Why is my floor sagging above the crawl space?
This usually points to wood rot, humidity damage, or weakened joists and supports caused by moisture. Our inspection will identify exactly where the problem lies.
What is crawl space encapsulation?
Encapsulation means sealing the crawl space from outside moisture using vapor barriers across floors and walls. It helps control humidity, prevents mold, and stabilizes the environment.
Is mold in a crawl space dangerous?
Yes, crawl space mold can circulate through your home’s HVAC system and impact your family’s health. Removing it safely and fixing the moisture source is key.
Should I install a dehumidifier in my crawl space?
In most cases, yes. Dehumidifiers are essential for maintaining healthy humidity levels, especially in encapsulated crawl spaces.
Can you waterproof a crawl space?
Absolutely. We offer complete crawl space waterproofing, including drainage systems, vapor barriers, and sump pump solutions.
Concrete lifting
What causes concrete to sink?
Soil erosion, water intrusion, and poor compaction are common causes.
How long does concrete lifting take?
Most jobs are completed in just a few hours.
Is concrete lifting permanent?
We warranty our concrete lifting projects for 10 years.
Will it match the rest of my concrete?
We lift your existing slab; there’s no new pour, so color and texture remain the same.
Can you lift commercial concrete?
Yes, we specialize in both residential and commercial concrete lifting.
Radon
What is radon and why is it dangerous?
It’s a radioactive gas that can cause lung cancer over long exposure.
Is radon common in Indiana?
Yes, especially in basements and crawl spaces, however slab-on-grade homes should also be tested.
How do you test for radon?
We use professional-grade detectors to test levels over 48+ hours.
What if I already have a vapor barrier?
It helps, but a radon mitigation system may still be needed.
Is radon mitigation expensive?
It’s cost-effective compared to the health risks it prevents.
Does a radon contractor need to be certified in Indiana?
Yes. Indiana’s radon rule, 410 IAC 5.1, requires anyone testing for radon or mitigating it in homes to be certified by the Indiana Department of Health, and the state keeps a lookup of licensed testers and mitigators. It’s worth checking for any radon work, including a test done for a home sale.
Mold remediation
Do you test for mold?
Yes, we offer mold testing services before and after remediation.
How do I know if I have mold?
Musty smells, visible spots, or health symptoms like allergies.
Do you fix the damage after mold removal?
Yes, we restore affected areas and materials to pre-mold conditions.
Indiana weather and timing
When is the best time of year for foundation or waterproofing work?
Most of it can be done year-round. Interior drains, sump pumps, wall straps, encapsulation and crawl space supports are inside work, so the weather barely matters; digging outside for wall anchors is easiest when the ground isn’t frozen. And a leak is easiest to diagnose while it is happening, so call when you see water, even if a dry month is coming.
Why does my basement leak in the spring?
Because that’s when the ground around the house is wettest. Snowmelt and spring storms soak the backfill beside the foundation, and across most of central Indiana that backfill is clay, which holds water against the wall and drains slowly. The pressure pushes water through the joint where the wall meets the floor, through cracks and through block cores. A leak that only shows up in spring is still a drainage problem.
Does Indiana’s clay soil cause foundation problems?
It’s the most common reason we get called. Clay swells when it’s wet and shrinks as it dries, so the ground pushes on basement walls and moves under footings season after season; stair-step cracks, horizontal cracks and bowing walls are the result. The repair usually has two parts: hold the wall or footing where it belongs, and get the water away from it.
Do dry summers affect foundations?
They can. Clay shrinks as it dries, opening gaps beside the foundation and letting footings settle, then swells again when the rain comes back. Cracks that open in late summer and close up in spring are a sign of that cycle, and they’re worth having looked at before they get bigger.
How long do most jobs take?
Most take a few days on site, and some take one. A crack repair or a pump replacement is often a single day; a full interior drain, an encapsulation or a pier job takes longer, depending on the size of the house and how much has to be moved out of the way first. Concrete lifting is usually done in a few hours.
Repair or replace
Do I need a whole new foundation wall?
Rarely. Most cracked or bowing walls can be stabilized where they stand with anchors, straps or braces, and settled footings with piers, for much less than excavating and rebuilding. Rebuilding is for a wall that has moved too far or broken up too badly to hold, and the inspection tells you which one you have.
Can I fix a wet basement with waterproof paint?
Not if water is coming through the wall. Coatings treat the inside face, but the problem is water pressure in the soil outside, and that pressure lifts the paint and pushes water through the joint at the floor below it. Paint can help with light dampness on a sound wall; a leak needs drainage that relieves the pressure.
Interior or exterior waterproofing?
Both work when they’re done right; they relieve the water in different places. Exterior waterproofing means digging down to the footing to coat the wall and lay drain tile outside, which tears up landscaping, decks and walks. An interior drain catches the water at the footing from inside and leads it to a sump, usually for less money and without digging up the yard.
Can I patch a foundation crack myself?
A hairline crack in a poured wall that isn’t leaking or growing can be sealed with a store-bought kit, as long as you keep an eye on it. A crack that leaks, is wider than about an eighth of an inch, runs horizontally or keeps opening needs a proper repair and a look at what is moving the wall.
Permits and paperwork
Do I need a permit for foundation repair or waterproofing?
It depends on the work and on where you live: permit rules are set locally, and they differ between Indianapolis, its suburbs and the surrounding counties. Ask whoever quotes the job whether yours needs one and who pulls it, and get the answer in writing with the price.
Who calls 811 before digging?
The person or company doing the digging. Indiana law requires notice to Indiana 811 at least two full working days, and no more than ten calendar days, before the excavation starts, so the utilities can mark their lines. Inside work like an interior drain or carbon fiber straps needs no locate; outside digging, such as for wall anchors, does.
After the work
How do I keep my basement dry after waterproofing?
Keep water away from the house in the first place: gutters clean, downspouts discharging well away from the foundation, and soil sloping away from the walls. Check that the sump pump runs and the discharge line outside is clear before the wet season, and keep mulch and landscaping from building up against the siding.
How do I test my sump pump?
Pour a bucket of water into the pit slowly until the float rises: the pump should start, empty the pit and shut itself off. Then check that water comes out at the end of the discharge line outside. Do it a few times a year and before the spring storms, and test a battery backup the same way with the main pump unplugged.
How long does a sump pump last?
Submersible pumps typically last about 5 to 15 years, depending on how often they run and what they pump. One that cycles through every storm wears out sooner, so if yours is near ten years old, replace it on your own schedule, before a storm forces the issue. A replacement in an existing pit typically runs $500 to $1,500.
Does a crawl space dehumidifier need maintenance?
A little. Clean or replace the filter as the manufacturer recommends, make sure the condensate line is draining, and glance at the humidity reading now and then. If the unit starts running constantly or the humidity creeps up, something has changed (a torn liner, a new leak or an open vent), and it’s worth a look.
Does a radon system need maintenance?
Very little. Check the gauge on the vent pipe now and then to make sure the fan is pulling, and retest at least every two years, as the EPA recommends. Fans usually last five years or more, and the EPA puts a replacement at about $200 to $350, parts and labor included.