Sudden water intrusion
Solution channels in limestone can route storm water to a foundation with little warning.
Orange County, Indiana · Serving since 1986
Basement Waterproofing, Crawl Space & Foundation Repair in French Lick, IN
Free inspections in French Lick, no travel charge
Wet basements, cracked and bowing walls, damp crawl spaces and settling foundations, repaired by our own crews, out of our own shop on West 16th Street in Indianapolis. We have been coming out to Orange County homes for four decades. Here that covers ZIP code 47432, on limestone and karst bedrock.
- No travel surcharge
- Financing available
- Free inspection
ZIP codes we cover in French Lick
- 47432
Ground conditions here
Limestone & karst bedrock
- Family owned since 1986
- BBB Accredited · IICRC Certified
- Our own crews on every job
Why it happens here
The ground under French Lick
French Lick, in Orange County, is limestone country, where water moves fast through solution channels and sinkholes in the bedrock.
Bedrock often sits close to the surface here, which changes how water behaves around a foundation. Drainage problems tend to arrive suddenly: a basement that has been dry for years takes on water in a single storm because a subsurface path opened or shifted. That is why the durable fix is almost always water management and structural correction together, aimed at the source behind the crack where the water showed up.
So the first thing our inspector wants to know is where the water is coming from and how it reached the spot where it appeared. Trace that path correctly and the fix holds. Guess at it and the water simply finds another way in.
Sinkholes and localized settling
Voids in soluble bedrock let soil migrate downward, dropping footings unevenly.
Shallow bedrock
Thin soil over rock limits where water can drain and complicates conventional drainage depths.
What we do
Every repair, available in French Lick
One company for the whole job. We diagnose it, price it, do the work with our own crews and stand behind it afterwards.
Basement Waterproofing in French Lick
Stop water getting in, and move the water that is already there back out.
Crawl Space Repair in French Lick
Dry it out, seal it up, and fix the framing the damp has already cost you.
Foundation Repair in French Lick
Stabilize what has moved, then correct the conditions that moved it.
Worth a look
Twelve signs we get called for most
Any one of these is worth a free inspection. Two or more usually means the cause is structural, and waiting makes the repair bigger.
- Water on the basement floor after rain
- A sump pump running constantly, or not at all
- Cracks in basement or foundation walls
- A wall bowing or leaning inward
- A musty smell that never quite leaves
- Floors that slope, bounce or feel soft
- Doors and windows that stick or won't latch
- Drywall cracks above door frames
- Stair-step cracks in exterior brick
- Mold on joists, or insulation falling down
- Standing water or damp soil in the crawl space
- Humidity upstairs you can't get rid of
What happens next
How a French Lick job runs
- Step 01
You call, we schedule
A real person in Indianapolis answers the phone. We book your free inspection while you are on the phone.
- Step 02
Free on-site inspection
An inspector walks the French Lick property, inside and out: basement or crawl space, grading, gutters, the lot itself. Expect an hour, and expect to be shown what he is looking at.
- Step 03
A written price, explained
Scope, method and cost in writing, with financing options. No pressure to sign on the spot.
- Step 04
Our crew does the work
Michaelis employees on every job. We clean up behind us and we are still here if you need us in ten years.
Common questions
French Lick homeowners ask
Do you actually come out to French Lick?
French Lick is inside our service area and always has been. We cover ZIP code 47432, and there is no travel charge for coming out to you. The inspection is free whether you are ten minutes from our shop or an hour. French Lick is one of 4 Orange County towns on our list (Orleans, Paoli and West Baden Springs), and all of them sit on the same ground: limestone and karst bedrock.
How fast can someone look at my house in French Lick?
Free inspections are usually scheduled within a few days, and we give you a set time window to plan around. If a wall has moved suddenly or water is actively coming in, say so when you call and we will get you in sooner.
What will the repair cost in French Lick?
It depends on the cause and the size of the area, which is exactly what the free inspection is for. Our published ranges run from a few hundred dollars for a single crack repair to the mid five figures for full structural work. See our cost guide for service-by-service ranges. Financing is available.
French Lick sits on limestone. Does that make my foundation more likely to settle?
It can. Voids in the bedrock can let soil drop under part of a footing, which shows up as cracks, sloped floors and sticking doors. Footing piers are a common fix when that happens. Our inspector checks for those signs.
My French Lick basement and crawl space both get damp. Do you handle both at once?
Yes. Our inspector checks the basement, crawl space and foundation in one visit. You'll get one plan and one written price.
I own an older rental in French Lick. What's the most common foundation problem in houses that age?
Older houses here often show water in the basement after heavy rain and moisture in the crawl space. Some have settling from the rock below. A free inspection tells you which issues your rental has.
Nearby
We also serve
Ask your neighbors. Our trucks are in Orange County and the counties bordering it most weeks, so these towns are already on the route.
- Orleans
- Paoli
- West Baden Springs
- Avoca
- Bedford
- Heltonville
- Bloomington
- Ellettsville
- Harrodsburg
- Smithville
- Stinesville
- Unionville
Coverage
ZIP codes served in French Lick
- 47432
Get it looked at while it's small
A crack you can fit a coin in today is a wall replacement in five years. The inspection in French Lick costs nothing and takes about an hour.