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Livonia neighborhoods and ZIP codes we cover
Updated October 20, 2026
Livonia's soils change block by block: clay loam under 1920s Rosedale Gardens, Brems sand along 7 Mile, poorly drained Pella around 6 Mile and Levan, Spinks sand near Newburgh Lake. Pick your area below for what a contractor usually finds, or send the form from any page and the one local pro we refer will figure it out at the house.
Rosedale Gardens
Plymouth Road and Merriman · 1925–41 houses
These are the oldest foundations in the city, and the work here is usually three things at once: mortar and crack repair, drainage at the footing, and a modern sump where there was never one..
What we see in Rosedale Gardens →Castle Gardens and the 7 Mile corridor
north Livonia · 1950s–60s ranches
Sand drains, so when one of these basements leaks the cause is almost always something above ground: a downspout that ends at the foundation, a window well without a drain, or a sump that quietly died.
What we see in Castle Gardens →Coventry Gardens and 6 Mile/Levan
northwest Livonia · 1950s–60s ranches
This is the opposite of the sandy streets along 7 Mile: water sits around the footing, the clay pushes on the block, and the two questions a contractor hears most are full-perimeter drain tile and bowed walls..
What we see in Coventry Gardens →Newburgh and Ann Arbor Trail
southwest Livonia, near Newburgh Lake · 1960s–70s subdivisions
The sand drains well, but the water table is close to the surface and rises in spring, so leaks here are seasonal seepage from below rather than clay pressure from the side.
What we see in Newburgh →1960s split-levels across Livonia
citywide · 1960s split-level and bi-level homes
Waterproofing one side and ignoring the other is the most common mistake; the crawl is where the moisture lives and the half-basement is where you notice it..
What we see in 1960s split-levels across Livonia →Every street in Livonia
The referral covers all of Livonia, ZIP codes 48150, 48152 and 48154, not only the neighborhoods above. If your street is not named, send the form anyway: the one independent contractor we refer works across the whole city. Area notes are general observations about housing age and mapped soils from the sources on the Livonia facts page, not records of specific addresses.
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Tell us what the basement does and roughly where you are in Livonia. One independent contractor who works here calls you, looks, and writes a free estimate. No fee for the referral and no obligation.
Sources
- USDA NRCS Soil Data Access, map unit components at Plymouth/Merriman (Rosedale Gardens), 7 Mile/Farmington (Castle Gardens), 6 Mile/Levan (Coventry Gardens) and Newburgh/Ann Arbor Trail, queried Oct 19 2026 — https://sdmdataaccess.sc.egov.usda.gov/
- U.S. Census Bureau, ACS 2024 1-year estimates, tables B25034, B25035, B25003, Livonia city, MI (via Census Reporter API) — https://censusreporter.org/profiles/16000US2649000-livonia-mi/