Basement Waterproofing & Foundation Repair in Farmington Hills, MI

Swift Dry is based in Farmington Hills, so this is the city we know best. We waterproof basements and repair foundations across the city, north and south. The inspection is free and you get a written quote before anything starts.

Two kinds of ground in one city

The city's 2024 master plan maps the soil, and it splits roughly in half. Most of the northern half drains well, with a few poorly drained pockets. Most of the southern half is somewhat to very poorly drained.

That changes what a wet basement usually means. On poorly drained ground, water stays in the soil against the foundation after rain or snowmelt, and it finds the joint where the wall meets the floor or any crack in the wall. On better-drained ground up north, a leak more often traces back to roof water or grade sending water at one part of the house. We check both before we recommend anything.

Built from the 1960s through the 1990s

Farmington Hills grew fast from the 1960s through the 1990s, and the master plan reports that about 96 percent of the city's housing was built before 1999, with very little new building since 2010. The township's villages and the rest of Farmington Township became the City of Farmington Hills in 1973.

So many houses here are now 25 to 60 years old. The foundation is usually fine at that age, but the parts that keep it dry have aged: the original sump pump, crack sealant, downspouts that empty at the corner, and backfill that has settled so the ground slopes toward the house.

The city's own plan lists modernizing aging housing as a goal. For a basement, that work is usually small and specific: a new pump with battery backup, a crack injected and sealed, a downspout carried out past the backfill. We quote what the house needs, and we say so when it does not need anything yet.

Branches of the Rouge, ponds and drains

The whole city sits in the Rouge River watershed, split into five smaller streamsheds. Pebble Creek covers much of the west side, the Smith Drain branch of the Upper Rouge cuts from the northwest corner to the southeast, and small lakes and ponds dot the north.

Houses on lower ground near a creek or pond tend to see more water in a wet spring than houses uphill on the same street. If your yard holds water or your sump runs through April, yard drainage or a better discharge line may be part of the fix.