Crawl Space Problem Signs
When you first think about your crawl space, you may think of a damp, musty, and grimy area, filled with rodents, pests, and mold. If that’s the case, you may be in need of crawl space repairs. Here are some common problem signs associated with crawl space damage.
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Crawl Space Humidity
If you don’t manage your crawl space humidity correctly, it could lead to wood rot, mold growth, and ruined crawl space insulation
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Dry Rot Damage
Dry rot (also known as brown rot) is one of the most damaging forces on household wood in the world.
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Termite Damage Repair
Damage from wood-destroying pests such as termites and carpenter ants is a slow process. If you can catch it before the problem becomes too severe, you can prevent the lion’s share of the damage before it occurs.
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Mold Damage and Crawl Spaces
When mold and rot are allowed to grow in crawl spaces, they lead to health and structural problems that will affect the entire home.
An unsealed and exposed crawl space can develop an extensive list of moisture-related problems over the years. This can result in high energy bills, mold and mildew growth, rotted floor joists, and wet insulation. In severe cases, your home’s structure may be at risk as well. For most situations, crawl space encapsulation is a multi-step process that addresses each aspect of moisture damage and prevention in your crawl space. At Indiana Foundation Service, our team has almost three decades of experience in solving even the most complex of crawl space problems. With our proven solutions, we can transform your crawl space from wet and dirty into a dry, clean, usable space.
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Causes of Crawl Space Damage
More than 50% of the air you breathe in your house comes from the crawl space. That means that whatever is in your crawl space also is in the rest of your home and affecting you and your family.
Air pressure also comes into play with air movement. Air flows from areas of high pressure to areas of low pressure. When there is a greater difference between indoor and outdoor temperatures, the more significant this airflow becomes.
Even though you can’t actually see airflow, it might help to see this in action to get a better understanding of the stack effect. The Cold Climate Housing Research Center has several informational YouTube videos, including “Your Northern Home: Stack Effect” that illustrates the stack effect.
So, if there’s humid air or mold in your crawl space, it’s also in the air that is circulating throughout your home.
Any kind of water in your crawl space is a bad sign. It can enter through open vents, porous block walls, the ground, and plumbing leaks and lead to a variety of problems. Water in damp, dark areas like crawl spaces attracts bugs and pests. It also can saturate and weaken wooden structural supports, lead to corrosion and rust on metal supports, and result in mold growth.
Coupled with water intrusion and outside air being ventilated into the crawl space, humidity is a major crawl space culprit. High humidity – any level above 50% – contributes to mold growth, unpleasant odors, failing support systems and more.
It’s common for crawl spaces to have high relative humidity and moisture. These conditions promote mold growth, especially on organic materials like wood and insulation. Moisture in the crawl space also can enter other areas of the home through wall, ceiling and floor cracks, and contribute to mold growth there. (Source: EPA)
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I bought this home a couple years ago and had been concerned about my crawl space. There were some issues with the foundation and both needed to be addressed. Eric D and Tyler L were both very thorough and made sure to answer all of my questions…
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Eric D. and Tyler L. were courteous, diligent, and thorough. Our basement is as dry as the Atacama.
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Doug C did a foundation inspection for me today. He was on time, very knowledgeable and professional. I greatly appreciated the way he explained the inspection process to me. Thank you so much!
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We couldn’t be happier with the work Dakota & Zach completed today in our crawl space. They certainly knew what they were doing they were professional, personable & did a great cleanup afterwards. Jan & Jim
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Eric D and his crew, Steven H and Chris K were assigned to my job. They were very courteous as well as conscious of my property. Eric kept me informed of what was happening and asked if I had any questions several times throughout the process. I…
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Steve and Dylan B came out to raise a part of our sinking driveway. They introduced themselves, told me what they were going to do, did the job, and then went over with me what they had done. Very professional young men. Would use this company…
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Indiana Foundation Service’s team was amazing in repairing my foundation. They were very friendly, timely and professional and made sure to clean up everything. Thank you to the whole team who assisted! Alex L Anthony W Harley R Eric D Andrew P
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I’ve used this company twice at two different homes I’ve owned. At the first, they leveled a sinking concrete patio and side walk for me. On the second, they came out to fix the foundation that was beginning to sink under our garage. Both were…
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Had a great experience with Indiana Foundation Services. Nick Bennett fixed our walkway and patio. He was very professional, friendly and took his time to make sure the job was done correctly. Would highly recommend lifting your pavement than…
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Dakota and Zach n did a wonderful job explaining what and how they were completing the job. Very professional and very knowledgeable. Denise Upland, IN
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Very happy with the service provided. From initial inspection to job completion, everything was done in a timely manner. We were given plenty of notice prior to the work starting, and the crew of Mike T Andrew P Jeffrey S and Chris K were…
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We contacted a local construction company asking general questions about an issue with sagging floors and they referred us to Indiana Foundation, saying they were the best in the area for our issue. The initial consultation setup was extremely…
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Dylan Combs and Chris Thompson worked nonstop from the time they arrived at our residence. They were courteous and answered all of the questions that we had for them. We were pleased with their professionalism. Today we got a follow up from the…
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I had Eric Davis, Steven Hollin, and Brandon W. come to install piers to stabilize the foundation on my nearly 100 year old house. They were professional, respectful to the landscaping they had to remove, and gave suggestions on how to maintain the…
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Cody Fargo. Eddie Critser. They did a great job ,very professional. Very informative to me on how the job is done. Would recommend them to others.
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I Contacted IFS mainly for a second opinion and concerns I had for my crawlspace and foundation and had Connor Avera come out and take a look. He was able to confirm my DIY ongoing repairs were sufficient and were correct. We also went through other…
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Andrew P. and Jeff S. were professional at all times. Showed up when I asked and worked late to be sure the job was done correctly and the site restored appropriately. Fully recommend.
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Charlie came out to do my foundation inspection and was very friendly, personable, polite, and took the time to explain everything to me and made sure that I understood it all. He showed up on time, answered all my questions and really put me at…
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Steven T and Dylan B were professional, punctual and personable and we are happy with the job they did.
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The process was great. First contact with Arron to the inspection/estimate visit from Connor was excellent. The crew who did the digging were amazing. Alex Andrew and Harley R were fantastic, on time, clean, respectful and answered all my…
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Crawl Space Repair Solutions
After diving in to the damage your crawl space can cause to the rest of your home and how to prevent it, you may be ready to drive to your nearest hardware store and take action yourself. It’s best to resist this urge and turn to your trusted local experts at Indiana Foundation Service instead. Here are some of the proven solutions we offer.
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Thermal Insulation
ExTremeBloc™ boasts a radiant barrier, which reflects heat back into your crawl space for ultimate energy savings.
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Moisture Barrier
By keeping your crawl space dry, you protect your structure and insulation from mold and rot.
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Crawl Space Dehumidifier
Adding a dehumidifier to your encapsulation is improved health and energy savings. A dehumidifier is a great solution to crawl space problems such as wet insulation of high indoor humidity.
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Crawl Space Drain
The CrawlDrain™ is the ideal way to drain water in a dirt crawl space without clogging or drain failure.
Is Crawl Space Repair and Encapsulation the Right Solution for Me?
We are committed to helping you protect your most valuable asset – your home. That is why we only use the very best products that are tested and proven to keep your crawl space dry, safe, and healthy. The solutions we use are manufactured right here in the United States, and they carry longtime warranties. All these solutions are also designed to work together to give you the most bang for your buck and prevent any further problems such as mold, dry rot, and pests.
If you have a dirt crawl space floor, it’s important to isolate the rest of the home environment from the earth. The CrawlSeal™ moisture and vapor barrier does just that. This thick and durable liner, which is similar to a swimming pool liner, completely seals the crawl space. It is a true 20-mil liner rated above 25-mil strength at the seams, and it has been treated to resist mold and water. CrawlSeal™ is puncture-resistant and tough enough to crawl on because it is over three times the thickness of builder’s grade liner.
If you have any questions along the way, aren’t sure of where to start, or just want some advice, don’t hesitate to give us a call! We are committed to helping you create a safe and healthy home for your family.
FAQs
What comes to mind when you hear the term “crawl space?” Are you picturing a small door leading to a closet that’s perfect for kids playing hide-and-go-seek? Or are you thinking about attic space?
What we’re referring to is the space underneath your house without full headroom, only enough space to crawl around – hence the name, crawl space. While not every single house has a crawl space, it is a common practice to build homes with this 1-3′ hollow area underneath the structure to elevate it off the ground. Dirt floors are the norm for crawl spaces, as it is cheaper than pouring concrete. Crawl spaces also house the “guts” of the home, as they are convenient places to have HVAC units, plumbing, duct work, and electrical wiring. (Source: Realtor.com)
That being said, your crawl space could be harming the rest of your house and impacting the welfare of your loved ones. Crawl spaces typically are grimy, dank, intimidating areas with monsters like bugs, rodents and mold. Most people never venture into their crawl spaces because who in the world would want to be around those nasty conditions? It’s out of sight, out of mind, right?
Having that outlook about your crawl space is what puts your health and your family’s health in danger. There could be more lurking under your home than you realize. That’s why it’s important to be aware of your crawl space conditions and to act soon if there is a problem.
It all has to do with the way your house was built. There could have been a problem from day one. It is a common building practice to construct homes with crawl space vents. Building code has called for crawl spaces to have open vents for air drying purposes, but this is an outdated practice that is harmful to the house and its occupants.
Some resources still encourage open crawl space vents, but the hard truth is that this is what causes a lot of problems under and throughout your home. Open vents are invitations that allow outside air, water and pests inside. Why would you want those things inside your house?
More than 50% of the air you breathe in your house comes from the crawl space. That means that whatever is in your crawl space also is in the rest of your home and affecting you and your family. This is because air is drawn up through the house in a chimney-like pattern from bottom to top. This also is what is known as the stack effect.
Now that you’ve read about the problems with most crawl spaces and their negative effects, don’t you think it’s time to fix them? There are so many reasons why addressing crawl space problems is beneficial, but here are a few major perks:
- Health – By properly waterproofing, sealing, and insulating your crawl space, you are taking a major step in improving the health of your home and family. If anyone in your house suffers from asthma or allergies, a cleaner crawl space can help prevent flare-ups and other sickness. If you choose solutions such as a dehumidifier, the air quality will be greatly improved throughout the entire home.
- Structural Stability – Wet, damp crawl spaces with water and high humidity can have rotting and weakening support systems, which then leads to sagging and uneven floors. When you choose sturdy solutions to shore up the floors and floor joists, your home will be better supported and structurally sound.
- Energy Efficiency – A crawl space that is sealed from outside elements and properly insulated does not require as much energy usage. Unvented crawl spaces are estimated to use 15 to 18% less energy for heating and cooling while reducing humidity by over 20% when compared to vented crawl space homes. (Source: Hunker – Code Requirements for Crawl Spaces)
- Functional Space – When proper waterproofing and encapsulation measures are in place, your crawl space will be transformed into a more useable area! You will be able to store various belongings in the crawl space without worrying about any damage.
- Real Estate Value – There are different factors that affect your home’s appraisal value, but structural integrity, water issues, and other problems such as with crawl spaces are important areas you need to be aware of. When selling your house, it is important to disclose any known past or current damage. This sets clear expectations regarding the quality and condition of the home. Indiana homeowners selling their house must fill out the Seller’s Residential Real Estate Sales Disclosure form to the best of their ability. Some areas of the form include noting any foundation problems; water or moisture problems in the basement or crawl space; and damage due to flood, termites, or rodents.
After learning more about crawl spaces and how downright gross they can be, aren’t you motivated to take charge and transform this area of your home? You might be itching to head over to your local hardware or home improvement store to pick up repair supplies. But resist that urge.
Crawl space repair is not a project you can just tackle on a weekend and be done with it, especially if your crawl space is in serious disrepair. Even if you are a handy jack of all trades, it’s best to leave these kinds of repairs to experienced professionals. Plus, when it comes to real estate transactions, things like quick fixes could raise red flags and you’d have to spend more time and money to fix them.
Below are some highlights from a blog post from our friends and neighbors at Ohio Basement Authority in Columbus, OH. It further illustrates how crawl space repair is not a do-it-yourself undertaking.
Worst advice we’ve heard about crawl spaces:
- “What you don’t see can’t hurt you!”
People typically have no clue that a crawl space can be wet, moldy, have wood rot, insects and rodents are living there, and that this air is being breathed in their home. - “Just put in some vents!”
If it is raining or humid outside, all that moisture will get into the crawl space instead of going out. Vents also give insects and rodents great entry points into your home. - “Use pink insulation on the walls to prevent heat loss.”
If any moisture gets into the crawl space, which it most likely will, it will ruin this insulation. - “Just use a car jack!”
Sometimes homeowners will use car jacks to “repair” the sagging floor above their crawl space. When it sinks again, they just jack it back up. This is NOT a good idea. - “Use painter’s plastic to encapsulate.”
As the name implies, painter’s plastic is for painters. It isn’t meant to keep mold and moisture out.
Preventing dampness, humidity, and damage to your crawl space requires several measures to be taken. Proper maintenance and full waterproofing are your best bet if you want to ensure the long-term health and wellbeing of your property.
Maintenance
As is often the case, maintenance is crucial to ensuring the health of your property’s crawl space doors and vent covers, and of course the space as a whole. The seasons that are most likely to cause damage to your crawl space vent covers or doors are fall and spring. This may seem strange, but you must remember that it is rapid change that is most often responsible for damage to any surface. Rapid freeze-thaw cycles, for example, can wreak havoc on any home by causing the soil around it to expand and contract repeatedly.
Catching the first signs of this damage can be tough when it comes to your crawl space – this area is so rarely traversed. However, if you make just a few changes to your property maintenance schedule you could have a hugely positive impact on your property. Checking all of your crawl space vent covers and doors when you walk the perimeter of your property to clear the gutters, for example, is all it takes to notice a damaged or loose door. If possible, you should also check the inside of your crawl space for damage on a seasonal basis. Check the health of your joists, the state of your insulation, and the condition of your vent covers. You should also look for signs of wood rot, mold formation, and damage to your wires and pipes.
Waterproofing
If you have to deal with structural damage in your property’s crawl space at some point, waterproofing really should be a part of the repair process, even if you have undertaken it the space in the past. After all, structural damage is very likely to cause damage to your insulation, drains, and moisture barriers. This can cause a huge amount of damage to your wider home as the partially intact waterproofing measures are likely to create a hothouse atmosphere that amplifies dampness and humidity, thereby exacerbating the issues at work. Dealing with your loose or damaged crawl space door or vent covers will likely require replacing them altogether; we recommend that you also invest in waterproofing measures.
Replacing, upgrading, or installing crawl space waterproofing for the first time will have a hugely beneficial impact on your crawl space and property as a whole. Waterproofing will not only prevent mold formation and pest infestation but it will improve the climate of your whole property very quickly. The decrease in humidity will ensure that your HVAC systems work more efficiently, that the temperatures in your home are more stable, and the cost of your energy bills drops in the future. This makes waterproofing an excellent investment in the future of your home.
We are committed to helping you protect your most valuable asset – your home. That is why we only use the very best products that are tested and proven to keep your crawl space dry, safe and healthy. The solutions we use are manufactured right here in the United States, and they carry longtime warranties. All these solutions also are designed to work together to give you the most bang for your buck and prevent any further problems.
Here are the different ways we address crawl space problems, as well as the solutions we use and how they work:
- Address Leaking Water – If you have a crawl space that leaks or floods, we need to attack the water at the source. Water often enters crawl spaces through vents, porous block walls, and the ground. Our CrawlDrain™ drainage system is installed in the floor throughout the crawl space perimeter to catch seeping water.
This water is then directed to drain into a sump pump system that will pump the water out of the crawl space and away from the home. Any of our SafeDri™ systems can be installed, but the SafeDri™ Pro Crawl Space Sump Pump is designed specifically with crawl spaces in mind. A FreezeGuard™ also can be attached to the exterior sump pump discharge line to prevent flooding if the line freezes or becomes blocked.
- Seal the Crawl Space from Outside Elements – Your first line of defense in protecting your crawl space is to seal it from outside air, water and pests. Placing vent covers over any crawl space will prevent intrusion from unwanted crawl space nuisances. Our reliable crawl space doors and access wells also can be installed to replace older systems.
If you have a dirt crawl space floor, it’s important to isolate the rest of the home environment from the earth. The CrawlSeal™ moisture and vapor barrier does just that. This thick and durable liner, which is similar to swimming pool liner, completely seals the crawl space. It is a true 20-mil liner rated above 25-mil strength at the seams, and it has been treated to resist mold and water. CrawlSeal™ is puncture-resistant and tough enough to crawl on because it is over three times the thickness of builder’s grade liner.
Additionaly, drainage matting can be placed on the crawl space floor before encapsulating to further enhance the strength of CrawlSeal™, as well as help direct water to the perimeter CrawlDrain™ system.
- Properly Insulate the Crawl Space – Instead of fluffy insulation that can easily fail and harbor mold and pests, we use rigid insulation panels in crawl spaces. These panels placed on crawl space walls will better insulate the crawl space and will not droop or develop mold like fiberglass insulation. The panels are moisture resistant, and an integrated termiticide is added to deter termites below grade. CrawlSeal™ also helps insulate the crawl space, and spray foam can be added to rim joists to seal gaps around the perimeter of your foundation. These insulation methods help prevent wood rot and enable termite treatments.
- Condition the Air – Our powerful, yet energy-efficient dehumidifiers will clean and filter the air, control moisture and humidity, and reduce odors and the potential for mold growth. They also are self-draining, which means you don’t have to worry about emptying any reservoirs or buckets like with typical dehumidifiers. They can drain into the perimeter drainage system or sump pump, or a condensate pump can be installed.
- Reinforce Support Systems – Wooden, metal, and even concrete support systems are susceptible to failure. To combat sagging floors, our IntelliJacks™ perfectly fit the bill. These supports may look like typical jack posts, but they are far superior. They are made of galvanized steel, making them more reliable supports that can stabilize and lift sagging floors and floor joists back to level. Each support jack has an allowable load capacity of more than 24,000 pounds.
If you have any questions along the way, aren’t sure of where to start, or just want some advice, don’t hesitate to give us a call! We are committed to helping you create a safe and healthy home!
Why Crawl Space Repair and Encapsulation is Needed
After reading about the problems that most crawl spaces face and the negative effects that they can have on your home, you may be wondering what needs to be done to fix them. There are plenty of reasons why addressing crawl space problems is beneficial, but here are some of the biggest perks:
Better Air Quality
By properly waterproofing, sealing, and insulating your crawl space, you are taking a major step in improving the health of your home and family. If anyone in your house suffers from asthma or allergies, a cleaner crawl space can help prevent flare-ups and other sicknesses. If you choose solutions such as a dehumidifier, the air quality will be greatly improved throughout the entire home.
Real Estate Value
There are different factors that affect your home’s appraisal value, but structural integrity, water issues, and other problems within your crawl spaces are important areas you need to be aware of. When selling your house, it is important to disclose any known past or current damage. This sets clear expectations regarding the quality and condition of the home. Indiana homeowners selling their house must fill out the Seller’s Residential Real Estate Sales Disclosure form to the best of their ability. Some areas of the form include noting any foundation problems; water or moisture problems in the basement or crawl space; and damage due to flood, termites, or rodents.
Structural Stability
Wet, damp crawl spaces with water and high humidity can have rotting and weakening support systems, which then leads to sagging and uneven floors. When you choose sturdy solutions to shore up the floors and floor joists, your home will be better supported and structurally sound.
Common Crawl Space Repair and Encapsulation Tips & Mistakes
Over the years, we’ve seen and heard a few things when it comes to crawl space repair. Here are some helpful tips and mistakes to avoid when you’re facing crawl space moisture damage.
Helpful Tips
- Some resources still encourage open crawl space vents, but the hard truth is that this is what causes a lot of problems under and throughout your home. Open vents are invitations that allow outside air, water, and pests inside. The best first step in preventing damage is to seal these vents with airtight covers.
- Any crawl space repair isn’t a “one size fits all,” situation. What worked for a friend or neighbor down the street might not be exactly what your home needs. Every home and every crawl space is different and requires its own unique set of repair solutions. The best thing you can do is educate yourself about your crawl space and call the experts at Indiana Foundation Service.
- Your plumbing, electrical, and ductwork systems typically run through the crawl space. Plus, there are beams and joists that support the home above. All these need to be protected from moisture and floodwaters. Installing a sump pump ensures water doesn’t rise high enough and damages them. Installing a battery-powered backup can also be a good idea if a power outage happens.
Mistakes to Avoid
- When it comes to repairing your crawl space, we recommend leaving it to the experts and not opting for DIY repairs. This area of your home is usually compact and houses important pipes and other fixtures. The slightest mishap could be a safety hazard or in worse cases, cause serious structural damage.
- If your gutters are damaged or clogged, or your downspout extension is too close to your home, chances are water is able to pool under your home. It’s important to regularly inspect your gutters for damage and to place your extension away from the base of your home to prevent any water from seeping in.
- Any waterproofing measures installed in your home is a step in the right direction to protect it from water damage. Although waterproofing solutions are important, fully encapsulating your crawl space will give you the ultimate peace of mind that your home doesn’t experience any moisture-related problems. Just installing a sump pump, or interior drainage system is not enough to fully combat water or mildew and mold growth.
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Lafayette, IN
Foundation and water management problems are common in Lafayette and cause various damage, but local pros can help. IFS has world-class solutions that protect your most important asset.



Kokomo, IN
Homes in Kokomo commonly experience water and foundation damage. Don't fret. The pros at Indiana Foundation Service have the best products to repair your home permanently.



Bloomington, IN
Foundation damage and cracked concrete can wreak havoc on your home. The experts at Indiana Foundation Service know how to protect your home permanently.



Terre Haute, IN
From wet basements to cracked foundations and beyond, our team at Indiana Foundation Service has seen and repaired them all. Let us help.



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.