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Indianapolis, IN

Basement, Crawl Space, & Foundation Repair in Indianapolis, IN

Wet basements, moldy crawl spaces, cracking foundations and concrete are common in Indianapolis homes, but they are destructive. Indiana Foundation Service has the best solutions to keep your home safe, dry, and stable.

Indianapolis Local Office

Indiana Foundation Service

624 North Front Street
Whiteland, IN 46184
(765) 523-4510

Hours of Operation

Monday – Friday: 7 am – 11 pm
Saturday: 8 am – 11 pm
Sunday: 10 am – 11 pm

Award-Winning Solutions in Indianapolis

Indiana Foundation Service, a Groundworks Company, helps homeowners with their foundation repair, basement waterproofing, crawl space encapsulation, and concrete lifting needs. Our top priority is providing high-quality home repair solutions and personalized service in Central and Southern Indiana. With fully trained technicians, industry-leading products, and nationally backed warranties, IFS is here to restore your foundation.

The Indiana Foundation Service Process

Schedule Free Inspection

One of our contact center representatives will reach out to you to determine your problem and set the best time for one of our certified field inspectors to visit your home.

Consult with Our Certified Inspector

Our certified field inspector will visit your home to observe the problems in your home and inspect other areas of your home that may have been impacted.

Installation of Customized Solutions

Our professional production crew installs patented, American-made solutions in each home with care and strives to leave the area better than we found it.

Schedule Inspection

Why Homeowners Choose Indiana Foundation Service

Since 1993, Indiana Foundation Service – a Groundworks Company – has helped homeowners throughout central Indiana repair and protect their most significant investment, their home. Whether with basement waterproofing, crawl space encapsulation and repair, foundation repair, or concrete lifting and leveling solutions, we can help you keep your home dry, safe, and structurally sound for years to come. 

Our services and solutions are award-winning and nationally recognized, and our customer service is second to none. Thousands of homeowners in Indianapolis and nearby have trusted our team with their repairs, and we’ve got many online reviews to back up our work. We are committed to repairing your home the right way the first time, every time. Experience our quality service and permanent repairs for yourself by contacting us to book a free inspection and repair estimate. 


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Our Services for You

Crew installing a vapor barrier in the crawlspace.

Crawl Space Repair & Encapsulation in Indianapolis

Situated in central Indiana, Indianapolis has a humid continental climate that impacts more than how you feel when you walk outside. Humidity also affects your house and your living environment, especially if it was built on a vented dirt crawl space. Humid summer air, cold winter air, pests, and runoff from year-round precipitation (42 inches of rain and 22 inches of snow) get inside through open vents. This creates a recipe for disaster and damage like mold growth, wood rot, pest infestations, musty odors, and more. Indiana Foundation Service has the best solutions available to combat these issues, repair the damage, and permanently protect your crawl space including vapor barriers, drainage, sump pumps, thermal insulation, dehumidifiers, and support posts

Crew installing BasementGutter along perimeter

Basement Waterproofing in Indianapolis

A basement is just as vulnerable to damage as a crawl space, if not more so. This below-ground space is cool and damp by nature, and hydrostatic pressure threatens your home’s dryness and structural integrity. This happens when silty and clay soils become saturated by water from year-round precipitation (42 inches of rain and 22 inches of snow). This immense force leads to cracking and leaking walls, as well as wet walls and floors, musty odors, mold, efflorescence, and flooding. Keep your basement dry for good with professionally engineered and installed solutions only available from Indiana Foundation Service such as interior drains, sump pumps, backup pumps, dehumidifiers, and wall vapor barriers

Crew picking up helical pier

Foundation Repair in Indianapolis

The condition of your foundation sets the tone for the stability of the rest of the home. If it is sturdy, your house will stay standing for years to come. If the foundation is settling, heaving, or otherwise damaged, the rest of your house will display symptoms including bowing walls, leaning chimneys, wall cracks, and uneven floors. These issues will develop when the foundation is not on stable ground. The underlying silty topsoil can wash away from heavy precipitation (averaging 42 inches of rain and 22 inches of snow in Indianapolis), and clay subsoil expands when wet and shrinks when dry. Unstable soil cannot properly support a home’s foundation, but IFS has trusted foundation repair solutions such as pier systems, wall anchors, wall beams, and crawl space supports that bypass these problematic soils and provide permanent protection. 

poly fill injection closeup

Concrete Lifting & Leveling in Indianapolis

Just as a foundation suffers damage, other concrete structures on your property – from patios and pool decks to sidewalks and driveways – are susceptible to problems brought on by environmental forces. The silt topsoil common in Indianapolis can be washed out by more than 60 inches of annual precipitation (42 inches of rain and 22 inches of snow), and the clay subsoil swells when wet and shrinks when dry. This results in unstable soil that leads to concrete damage like cracks, sinking, unevenness, and even pitting, flaking, and staining. Traditional repair measures like mudjacking fail to get the job done or last very long, but the concrete lifting and leveling method offered by IFS is a more effective and less invasive solution. Our polyurethane injections are lightweight, durable, eco-friendly, waterproof, and adaptable to various concrete areas around your property. 

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Basement waterproofing can’t happen overnight, especially if you need a complete overhaul in your basement. The good news is, if you get it done by a quality team, it can have an impressive lifespan, saving you money in the long term.  

  • How Long Does It Take? 

In general, basement waterproofing takes one to three days, based on the number of systems or measures that need to be installed. For example, if you already have a quality drainage system, then the team at Indiana Foundation Service may only need to install vapor barriers or upgrade your sump pump. This can be done in a day. If you need waterproofing from scratch, then it can take around three days of consistent work to finish your basement properly. 

The amount of damage your basement has sustained will also affect this timeline. If your local experts in Indianapolis, Indiana, need to replace drywall, repair cracks, address bowing walls, and treat mold, these individual processes will add time to the project. That’s why it’s often smart, time-saving, and cost-effective to invest in waterproofing measures long before it appears that you need them. 

  • How Long Does It Last? 

On average, basement waterproofing will last around 10 years. The length of time will fully depend upon weather conditions and potential issues the home might run into along the way. For example, if you experience harsh storms, your sump pumps and drainage systems may be working overtime. If you do not maintain the vapor barriers or environmental factors damage the insulation in your basement, the lifespan of the entire waterproofing project may shorten. 

The good news is, annual maintenance can do wonders to extend the lifetime of your waterproofing measures. By having a professional check in on your basement every six to 12 months, they can spot small issues before they develop into harmful ones. They can also clean, repair, or modify your sump pumps, dehumidifiers, vapor barriers, and other systems to ensure they’re performing at their best. If no one system is required to pull additional weight, it will last for its maximum lifetime, which could be far more than 10 years. 

The damage that a loose crawl space vent does is usually indirect – the mere presence of a loose door or vent cover will not cause damage, but it allows damaging conditions to form within your crawl space and impact your home as a whole. 

Crawl Space Damage 

The most immediate effects of a loose or damaged crawl space vent cover or door are the recurrence of the stack effect and an increase in humidity. Dampness is sure to follow and if the issue is prolonged, your crawl space can suffer many problems. From wood rot and deteriorating insulation to damaged or rotting insulation and pest infestation, the issues that this can cause are diverse and incredibly damaging. 

The main problem, is that these issues will not only make your crawl spaces’ internal climate unhealthy and unpleasant but that they will start to damage the structure of your home, warping floorboards and rotting joists. When this happens, the damage in your crawl space will start to spill over into your property as a whole. This can impact everything from your property’s structure but also your health and well-being. 

Whole Property Issues 

The environment in your crawl space and home as a whole are intimately connected. When mold and mildew form in your crawl space or the joists succumb to wood rot, the consequences will be felt throughout your home. Mold can spread at an alarming rate, after all, and will ruin your soft furnishings as well as create a serious smell. This odor can be incredibly difficult to shift without professional intervention. 

Wood rot, by contrast, can start to impact your property’s structure – the first area to be impacted, of course, will be your floors. Damaged joists will cause the flooring to start sagging, pulling away from the walls, and even collapse if they are left without support for a long period. This can, in turn, cause damage to walls that are attached to the flooring. This is a costly issue to fix, as you can no doubt imagine, so it is better to avoid damage where possible. 

Seeing cracking and sinking concrete slabs on your property and around town is common. So common, in fact, that you might not think twice about the consequences of these problems or the need for repair.

However, sunken concrete impacts your home in many ways. Not only do they make your home look bad, but they are safety hazards. Slabs that have sunken and are uneven are tripping hazards for anyone walking or driving over them.

If the sinking concrete in question is part of your basement or slab floor, it also presents foundation concerns. Foundation damage also threatens the safety of your home and loved ones, so having these uneven slabs professionally inspected and repaired is crucial.

Why do contractors keep using soft, clay soils as foundations if they have a significant shrink-swell capacity and consolidate enough to put extreme pressure on foundations? After all, we were previously talking about load-bearing soil and how great it is at supporting weight. Why not use that kind of soil for foundations? 

Well, there’s a reason for everything and the civil engineers are experts in their field. Let’s take a look at why clay soils are more advantageous than load-bearing soils.  

  • The Problem with Load-Bearing Soils 

Sedimentary rocks, bedrock, and other rocks and soils are extremely tough load-bearing materials. If you build a house on these types of rocks, it is highly unlikely that the house will ever settle. However, there’s a reason you never see an actual house built on these kinds of materials and it has to do with the attributes these materials possess and what it takes to build a functioning house. As much as we would love to say that there is a perfect foundation material, it’s simply not true. 

Load-bearing soils are way too dense to be used as actual soil. Soils used as foundations must be capable of both draining water and allowing air. If the soil is too dense to allow water to pass through, there would be pools of water all around your home whenever it rains. The soil should also never be dense enough that it creates pressure against the foundation should it ever shift.  

  • Why Soft Soils Are Used 

Soft soils such as clay soils have a lighter load-bearing capacity. They also tend to be expansive. Without proper lawn care and waterproofing, expansive soils become extremely damaging. However, the reason they are still widely used and preferred by home experts is because of how convenient they are. 

Expansive soils consolidate and compact with extreme ease. All soils have to be consolidated when being placed down as a foundation. These soils are so easy to manipulate that they save time when the foundation work is being done. Expansive soils also allow a lot more water and air in than tougher soils, though not as much as soils with bigger particles such as sand and gravel. While this is great for setting down a foundation, issues could arise in the future if the expansive soil leads to poor drainage. 

Indiana Foundation Service Map

Our Locations

Indianapolis, IN

624 North Front Street
Whiteland, IN 46184

Kokomo, IN

2731 Albright Rd
Kokomo, 46902

Lafayette, IN

8 N 3rd St
Lafayette, IN 47901