Edinborough — 48084
Full interior perimeter drainage with sealed sump and 2,500 GPH battery backup
1,400 sq ft basement, completed in 3 days, dry through the next four spring storms. $11,200 fully installed with a lifetime transferable warranty.
Basement Waterproofing in Troy, MI
Quali-Dry has been Troy's family-owned basement waterproofing contractor since 1992. Our shop is on Piedmont Ave — when you call, the family answers.
Troy's housing stock is a mix of mid-century ranches in the south and 1990s–2000s colonials in the north. Both have predictable basement problems we've fixed thousands of times. The older ranches sit on heavy clay-loam soil that holds water against block foundations every spring; we typically recommend interior perimeter drainage to capture water at the cold joint and route it to a battery-backed sump.
Newer Troy homes in subdivisions north of South Boulevard generally have poured concrete foundations with form ties — the rod holes are the most common leak source we find, and they're a $400 fix, not a $20,000 system. We'll tell you if that's all you need.
Service in Troy includes the same lifetime transferable warranty* we offer everywhere. We've waterproofed homes in Birmingham Estates, Northfield, Sylvan Glen, and every Troy ZIP from 48083 to 48098.
Free, no-pressure estimate
Got water in your Troybasement? We'll come look.
The local soil & water story
Why Troy basements
behave the way they do.
Troy sits on a mix of clay-loam and glacial till — the south end of the city has heavier clay that holds water hard against block foundations every spring melt, while north of South Boulevard the soil is sandier with better natural drainage. The local water table runs 8–15 feet below grade through most of the city, deeper than the lakeshore towns to the east but high enough that improperly sealed foundations leak after three days of rain.
What this means practically: the basement waterproofing approach in Troy depends on which side of the city you're on. South Troy ranches almost always need interior perimeter drainage to capture water at the cold joint. Newer Troy colonials north of Big Beaver typically need rod-hole sealing on poured walls — a $400 fix per hole, not a $10,000 system. We diagnose first and tell you what your home actually needs.
Common problems we see
What goes wrong
in Troy basements.
After thousands of Troy basements, the failure modes we see fall into four predictable patterns. Knowing which one you have tells us which fix you need — and what it should cost.
01
Cold-joint seepage in 1960s ranches
South Troy's mid-century block foundations leak at the wall-floor cold joint every spring. The fix is interior perimeter drainage, not exterior excavation. Cost: $7,500–$10,500 for a typical 1,200 sq ft basement.
02
Rod holes in newer poured walls
North Troy colonials built 1990–2010 almost universally have unsealed form-tie rod holes. They leak slowly during long rains. The fix is polyurethane injection — $400 per hole, 30 minutes per hole.
03
Sump pumps that never had a backup
Many Troy homes built before 2000 have a single primary sump pump and no battery backup. Power outages during summer storms equal flooded basement. A 2,500 GPH battery backup runs $1,200–$1,800 installed.
04
Window-well seepage
Troy's older below-grade windows often leak around the well lining or through the foundation cut. We seal the window-well-to-foundation junction and reroute drainage — typically $600–$1,400 per opening.
Neighborhoods we've worked
Where in Troy
we've set up the truck.
Birmingham Estates
Pre-war homes on the south end with original block — interior drainage typical
Sylvan Glen
1960s ranches on clay-loam — almost always cold-joint leaks
Northfield
Mid-90s colonials with poured walls — rod-hole and downspout issues
Hidden Lakes
Newer construction, predominantly rod-hole and exterior grading work
Edinborough
1970s subdivision off Crooks — cold-joint plus block-wall bleeder holes
Troy Towne Homes
1990s with poured foundations — sump pump and rod-hole calls
Bemis
Mid-century capes and ranches — interior drainage plus battery backup typical
Charnwood
1980s colonials east of Rochester — varied poured/block construction
Recent work in Troy
A few jobs from
around the city.
Birmingham Estates — 48084
Three rod-hole polyurethane injections plus downspout extensions on a 2002 colonial
Homeowner had been quoted $18,000 by a national chain. Actual fix: $1,650 in a single visit. Eight months later, still bone dry.
Sylvan Glen — 48085
Carbon-fiber strap reinforcement on a slightly bowing east wall plus interior drainage on the leaking south wall
$9,400 combined. The carbon-fiber bracing prevented further movement; the drainage cured the seepage. Inspected six months later — no change in wall position.
Six core services
What we fix —
and how we fix it.
Perimeter drainage
Interior French drains route water to a dedicated sump — the most reliable cure for a chronic leak.
Learn more →Wall & floor cracks
Epoxy or polyurethane injection — chosen by what the crack is doing, sealed leak-free.
Learn more →Sump pump installation
Commercial-grade primary pumps with battery backup so a power outage doesn't become a flood.
Learn more →Crawl space encapsulation
Seal the floor, dry the air, drop the humidity — half the air upstairs comes from the crawl.
Learn more →Foundation repair
Bowing walls, settling footings, structural movement — honest assessment, right-sized fix.
Learn more →Egress windows
Diamond-cut openings, galvanized wells, code-compliant for a finished bedroom or rec room.
Learn more →Questions Troy homeowners ask
Local FAQ.
How much does basement waterproofing cost in Troy, MI?+
For a typical 1,200 sq ft Troy basement, full interior perimeter drainage with a battery-backed sump runs $8,000–$11,000. Partial systems run $4,000–$6,500. Rod-hole injections (very common in newer Troy colonials) are $400–$650 per hole. We give a written line-item estimate after a free walk-through.
How long do you need on-site in Troy?+
Most full perimeter drainage jobs take 2–3 days from arrival to clean-up. Rod-hole and crack injections are same-day, often under two hours per hole. We protect floors, work around finished basements when possible, and clean up at the end of every day.
Do you serve all Troy ZIPs?+
Yes — 48083, 48084, 48085, and 48098. Our Troy shop on Piedmont Ave is 5–15 minutes from any address in the city, which means same-week scheduling for most jobs.
Why do new Troy colonials still leak?+
Form-tie rod holes. Most Troy colonials built 1990–2010 have unsealed rod holes in the poured concrete walls. They leak slowly during long spring rains because builders rarely sealed them before backfill. We inject polyurethane through each rod hole from inside — a 30-minute fix per hole at $400–$650 each.
Will exterior excavation work better in Troy?+
Almost never. Interior drainage captures water at the actual leak point (the cold joint) and discharges to a sump. Exterior excavation costs three times as much, breaks up your landscaping, and doesn't address rod-hole leaks at all. We only recommend exterior work for severe structural foundation damage — about 2% of jobs.
Why homeowners pick Quali-Dry
Four things every
customer gets.
01
Family-owned since 1992
The same family answers the phone, walks your basement, and stands behind the work. Three decades, one zip code at a time.
02
Written estimates, in 24 hours
No high-pressure pitches at the kitchen table. We measure, we explain, we email you a written quote.
03
Lifetime transferable warranty*
Stays with the home, not the homeowner. Sells with the house. Honored by the same family that signed it. *Coverage and conditions apply.
04
Only what you actually need
Sometimes it's a $400 crack injection, not an $18,000 system. We'll tell you. Honest answer, fair price.
Nearby service areas
We also work
these towns.
5.0 average · 59 Google reviews
What Detroit homeowners
actually say.
★★★★★
“They told me I didn't need a full system — just two crack injections. Saved me about $14,000. Three years later, still bone dry.”
Mark D.
Royal Oak, MI
★★★★★
“Crew showed up on time, laid down protection on every floor, finished in two days. Wrote me a written warranty I could read without a lawyer.”
Linda P.
Grosse Pointe, MI
★★★★★
“Three other contractors quoted excavation. Quali-Dry did interior drainage for a third of the price. Basement's been dry through two springs.”
Steve R.
Sterling Heights, MI
