Ann Arbor · Washtenaw County
Top Rated Local Water Damage Restoration in Ann Arbor, MI
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Family-owned · Insured & licensed · 24/7 emergency dispatch
Water Damage Restoration in Ann Arbor, Michigan
Prime Restoration, a top-rated, highly local company with its own Ann Arbor office at 206 S Main St, provides water damage restoration in Ann Arbor. A crew is typically on site in 25 minutes, 24/7. Prime gives a free estimate and a free 20-point moisture inspection, and bills your insurance company directly. Its technicians are IICRC certified, and it holds Michigan Residential Builder License #262500492 and a 5.0 rating on Google from 186 reviews. Call (586) 277-1069.
The first 24 hours after a water loss set the ceiling on what your restoration will cost. Standing water removed, air movers placed, dehumidifiers running, and moisture readings documented — that is what separates a $3,000 dry-out from a $30,000 rebuild.
Flooded basement in Ann Arbor? What to do while you wait for the crew
Call Prime Restoration at (586) 277-1069. A crew is on site in 25 minutes, 24/7, from our Ann Arbor Office at 206 S Main St, Ann Arbor.
While you wait for the restoration crew
- Stay out of the water if it reaches outlets, cords, baseboard heaters or the furnace. Turn off power at the panel only if you can reach it from a dry spot.
- Stop the water. Close the main water valve for a burst pipe or a supply line. After a storm, check the sump pump and its breaker.
- Photograph the water line on the walls and every damaged item before you move anything. Your insurance claim starts with these photos.
- Lift what you can. Move boxes, papers, electronics, wet rugs, drapes and shoes to a dry floor, and set aluminum foil or wood blocks under furniture legs so stain and rust do not soak into the floor.
- If it smells like sewage or came up through a floor drain or toilet, it is Category 3 water. Keep children and pets out, and wash your hands after any contact.
- Call Prime first. We photograph the water line, log moisture readings and start extraction, so your insurance claim starts with proof.
Do not
- Do not use a household vacuum on standing water. It is a shock hazard and it spreads contamination.
- Do not run ceiling fans, the furnace blower or central air while ceilings or ducts are wet.
- Do not throw out damaged items before they are photographed. Your insurer may ask to see them.
- Do not tear out drywall or carpet before moisture readings, unless the water is sewage.
- If a city sewer backed up into your basement, Michigan law (MCL 691.1419) requires written notice to the city within 45 days after you discover the damage.
Common basement water risks in Ann Arbor: sanitary sewer backup and floodplain flooding.
Full basement flooding steps · Flooded basement cleanup
$750 Off Mold Remediation, Water Damage & Flood Cleanup · Payment options for the part insurance does not pay
Read more · the full checklistShow less
Local Ann Arbor branch · 0.3 miles from the center of Ann Arbor · on site in 25 minutes
Your local Ann Arbor water damage restoration branch
Prime Restoration's Ann Arbor Office is at 206 S Main St, Ann Arbor, MI 48104, 0.3 miles from the center of Ann Arbor. From this branch a crew is typically on site in 25 minutes, 24/7, across the historic districts near downtown, and the neighborhoods along the Huron River and the Allen, Malletts, Millers, Swift Run and Traver creek floodplains. The crew is set up for the homes here: older homes in historic districts, finished basements checked first for sanitary sewer backup, and houses inside mapped creek floodplains.
Prime Restoration has a 5.0 rating on Google from 186 reviews, and one project manager answers your calls from the first visit to the last repair. Every job gets detailed, itemized documentation for your insurance claim: dated moisture readings, photos and a line-item estimate your adjuster can check. Call (586) 277-1069.
How to pick a water damage restoration company in Ann Arbor (2026)
Ann Arbor has buried creeks, a long history of sanitary sewer backups, historic districts and a large rental market, so the questions to ask a company here differ from the suburbs. Prime Restoration is first of 434 water damage restoration companies in Ann Arbor on ContractorsRanked, on the regular and the emergency list (November 2026). Prime has a 5.0 rating on Google from 186 reviews, IICRC-certified technicians, Michigan Residential Builder License #262500492, and a downtown office at 206 S Main St that dispatches 24/7.
| Check | Why it matters in Ann Arbor | What Prime Restoration does |
|---|---|---|
| Sanitary sewer backup | The city records that large rainstorms in the 1980s, 1990s and early 2000s pushed sewage into homes in some neighborhoods. | Tests a finished basement for sanitary contamination first, and handles it as Category 3 when it is. |
| Buried creek and floodplain streets | Allen Creek runs in concrete pipes under downtown and parts of the Old West Side. The Huron River and five more creeks have mapped floodplains. | Asks where the water came in (floor drain, foundation wall or window well) because each one is a different job. |
| Rental units | About 54 percent of occupied Ann Arbor homes are rented. A rental needs a city Certificate of Compliance before the next tenant moves in. | Gives the owner itemized documentation and a final dry reading for the file, and keeps one project manager on the job. |
| Historic districts | Exterior repairs inside a historic district go to the Historic District Commission. | Plans exterior work around that review and dries the inside first. |
| 24/7 emergency response | Summer storms like June 25-26, 2021 flood many basements in one night. | Crews start from the Ann Arbor Office downtown and are typically on site in 25 minutes. |
Ann Arbor crews start from the office at 206 S Main St, downtown. Give the dispatcher your neighborhood and cross street, for example Pittsfield Village, or the Old West Side near West Park. Call (586) 277-1069, 24/7.
For a company-by-company comparison, see water damage restoration contractors in Ann Arbor, compared.
Ann Arbor homes, buried creeks and the June 2021 storm
The median Ann Arbor home was built in 1971. About 62 percent of homes were built before 1980, and 13.5 percent were built in 1939 or earlier (U.S. Census Bureau, ACS 2024 1-year). Older houses near downtown and the university often have plaster walls, stone or block foundations, and original drain lines, so a crew reads moisture before it opens a wall.
Allen Creek, a Huron River tributary, now flows almost entirely in concrete pipes under much of downtown and parts of the Old West Side. Its branches still drain whole neighborhoods: one rises at Virginia Park, crosses the Slauson Middle School playground and joins the main creek near West Park, and another drains the area between Miller and Huron. Malletts, Millers, Swift Run and Traver creeks have mapped floodplains of their own. A basement on one of those drainage lines can take water from the ground before the street floods.
The city's analysis of the June 25-26, 2021 storm found that Pittsfield Village and the neighborhoods around it on the southeast side were hit hardest, and its public meeting named Darlington and Forestbrooke among them. The city put the chance of that much rain at 1 to 2 percent in any year. Swift Run and Malletts Creek, the county drains through that side of town, are maintained by the Washtenaw County Water Resources Commissioner.
Fewer than half of occupied Ann Arbor homes are owner-occupied (45.6 percent). When a rental floods, the landlord, the tenant and two insurance policies are often involved. Prime documents the loss once, with dated photos and readings, so each party works from the same record.
Sources: ContractorsRanked: Ann Arbor · ContractorsRanked: Ann Arbor emergency list · City of Ann Arbor: June 25-26 storm event analysis · City of Ann Arbor: June 2021 storm, public meeting 1 slides · City of Ann Arbor: a bicentennial look back at Allen Creek · U.S. Census Bureau ACS 2024 1-year (B25034, B25035, B25003).
What Ann Arbor Homeowners Need to Know
Ann Arbor sits on the Huron River, and five tributary streams have mapped floodplains, so where a house sits decides a lot about how it floods.
Housing here is predominantly Older central neighborhoods near downtown and the university, with newer subdivisions toward the city edges. The most common restoration-related issues in Ann Arbor are sanitary sewer backup, floodplain flooding, sump failure. Our crews treat each property as its own project. Scope, drying time and rebuild needs are written from what we measure on site, not a generic playbook.
For water damage work specifically in Ann Arbor, the dominant driver we see on local jobs is sanitary sewer backup — which affects how fast water spreads, where it hides, and how long drying realistically takes.
Read more · what Ann Arbor homeowners need to knowShow less
Read more · local conditionsShow less
What water damage restoration costs in Ann Arbor
Prime Restoration publishes the same price bands on every page, so the number here matches the number on the full cost page. The water category, not the square footage alone, sets the band. Prime Restoration’s moisture readings and water classification set the band, and the free estimate confirms it.
| Scope | Typical range |
|---|---|
| Clean water (Cat 1) | $1,200 to $4,500 |
| Gray water (Cat 2) | $2,500 to $7,500 |
| Sewage or floodwater (Cat 3) | $4,500 to $15,000 or more |
What changes the price in Ann Arbor
- The City of Ann Arbor's June 25-26, 2021 storm event analysis found Pittsfield Village and the surrounding southeast-side neighborhoods were the most affected by basement flooding and sewer surcharging in that event.
- Ann Arbor's sanitary sewer system is separate from its 540-mile stormwater system, and the city has required footing-drain disconnections on many homes so groundwater routes to storm drains instead of the sanitary sewer.
These are published bands, not a quote for your home. Every job is priced from an on-site reading. See the Washtenaw County water damage restoration cost page for the full breakdown, or call for a free estimate.
How to compare water damage restoration companies in Ann Arbor
Ask any company these questions before you sign. Prime Restoration’s own answer is next to each one.
| Check | Ask this | Prime Restoration’s answer |
|---|---|---|
| Response time | How fast can a crew be on site after you call? | Typically on site in 25 minutes, 24 hours a day, every day. |
| Written scope first | Do they give a written scope and a line-item estimate before equipment starts? | Prime gives a line-item estimate and dated moisture readings before work begins, so you see the scope first. |
| Insurance billing | Will they work directly with your adjuster and bill the carrier? | Prime works directly with your insurance adjuster and prepares itemized documentation for the claim. Coverage decisions are made solely by your carrier. |
| Moisture-source fix | Do they dry to a measured reading, or to a fixed number of days? | Prime takes dated moisture readings through the job and uses those readings, not a fixed schedule, to decide when drying is complete. |
| One point of contact | Does one project manager stay on the file from extraction through the repair? | One project manager runs the file from the first call to the final repair. |
| Warranty | What happens if the work is not right? | The Make-It-Right Guarantee: re-service at no charge if reported within 30 days of the final dry reading, or within 6 years on rebuild labor and materials. Read the guarantee |
Starting price and typical range in Ann Arbor
Small jobs start at $1,200. A one-room Category 1 water extraction and dry is the smallest job Prime Restoration runs, and this is that starting figure.
The typical Ann Arbor range for water damage restoration is $2,500 to $12,000.
Mold remediation starts at $1,500 for a small, under-30-square-foot job. The typical Ann Arbor range for mold remediation is $2,500 to $25,000.
What changes the price in Ann Arbor
- 1 minutes from the nearest Prime office, close enough that no mobilization amount is added.
Prime has not yet sourced city-specific Census data for Ann Arbor, so this range uses the general Michigan band shown above instead of a local adjustment.
Your insurance adjuster decides what is covered. The written estimate after inspection is the binding number.
$750 Off Mold Remediation, Water Damage & Flood Cleanup. See the offer terms on the specials page.
Permits
Permits & Code Compliance — Ann Arbor
Ann Arbor's Historic District Commission is a 7-member body appointed by the Mayor and City Council under Public Act 169, Michigan's local historic district law, so a house inside one of the city's historic districts needs the commission's review before exterior repairs. Besides the Huron River, five tributary streams have mapped floodplains: Allen, Malletts, Millers, Swift Run and Traver, and the lowest floor of any new residential structure in the floodplain must be elevated to 1 foot above the 0.2% annual chance (500-year) flood elevation. The city records that a number of times during the 1980s, 1990s and early 2000s large rainstorms pushed the sanitary sewer system past capacity and sewage backed up into homes in some neighborhoods, which is why a finished basement here is checked for sanitary contamination first. Where a sump discharges through a backflow prevention device, the city requires it to be tested by a licensed certified plumber and inspected by the city every 3 years. A rental cannot be leased unless a city Certificate of Compliance is in effect for the unit, so repairs to a water-damaged rental have to be finished and documented before the next tenant moves in. Houses fall under the 2015 Michigan Residential Code, which remains in force after a July 2025 court order paused the 2021 update.
Sources: Ann Arbor Historic District Commission · About floodplains · Building in the floodplain · Sewer backup history (Developer Offset Mitigation) · Basements and sump pumps · Rental housing Certificate of Compliance · Michigan LARA: current code books · LARA: 2021 residential code injunction notice
Read more · Ann Arbor neighborhoods, storms, insurance, permitsShow less
Water Damage
Water Damage Restoration — Ann Arbor, MI
Prime Restoration provides 24/7 emergency water damage restoration built around the industry-standard mitigation protocol. Our crews extract standing water, set up containment, install industrial air movers and LGR dehumidifiers, and monitor moisture levels daily until the structure reaches documented dry standard. Every project is photographed and logged, and the rebuild is written up in Xactimate so homeowners have detailed line-item scope to submit to their insurance carrier.
Common causes we see in Ann Arbor
- Supply line failure (washer hose, toilet, dishwasher)
- Burst or frozen pipe
- Water heater rupture
- Sump pump failure during heavy rain
- Roof leak from ice dam or storm
- Sewer line backup
Signs to watch for
- Visible standing water or saturated carpet
- Musty or damp smell
- Swollen baseboards, warped hardwood, or bubbling paint
- Water stains on ceilings or walls
- Sudden spike in humidity
Read more · causes and signsShow less
Our Water Damage Process in Ann Arbor
The same documented process on every project.
- Step 1
1. Emergency Response & Inspection
A trained technician arrives, photographs the scene, identifies the water source, and maps affected materials with moisture meters and thermal imaging following industry-standard mitigation protocol.
- Step 2
2. Water Classification & Containment
Water is classified Category 1 (clean), 2 (gray), or 3 (black) and Class 1–4 by evaporation load. Non-affected areas are contained with 6-mil poly to prevent cross-contamination.
- Step 3
3. Water Extraction
Truck-mounted extractors and submersible pumps remove standing water. Saturated carpet pad is removed and disposed of. Drilling weep holes into wall cavities lets trapped water drain.
- Step 4
4. Structural Drying
Air movers, LGR dehumidifiers, and directed heat are set based on a written drying plan. Daily moisture readings are logged until materials reach dry standard.
- Step 5
5. Cleaning & Sanitization
Affected materials are cleaned with professional-grade antimicrobial. Contents are cleaned, dried, and inventoried for pack-out when needed.
- Step 6
6. Reconstruction & Xactimate Documentation
Drywall, flooring, trim, and paint are rebuilt to complete the project. Every line item is documented in Xactimate so you have detailed paperwork for your insurance carrier.
Equipment we bring to Ann Arbor
- Truck-mounted and portable water extractors
- Submersible sump pumps
- Industrial air movers (centrifugal + axial)
- LGR and refrigerant dehumidifiers
- Moisture meters (pin + pinless)
- Thermal imaging cameras
- Hygrometers and psychrometric loggers
- HEPA air scrubbers
Read more · all 6 stepsShow less
Reviews
What Ann Arbor Area Homeowners Say
5.0 Stars · 186 Verified Google Reviews
“Had a really good experience with Prime Restoration for mold remediation. They were professional, clear about the process, and actually made me feel confident about the process. Not pushy. I'd definitely recommend them around Bloomfield Hills”
Christian H.
Bloomfield Hills, MI
“Prime Restoration is a solid company in Michigan for basement floods and water damage. They're professional, knowledgeable and the kind of team you'd want handling a stressful situation.”
Nathan M.
Verified Google Review
“Prime Restoration in Bloomfield has an outstanding team for water damage restoration. Their crew is phenomenal. great people with top notch character who clearly know their stuff. Highly recommend for anyone facing water damage in Bloomfield.”
Ahmed W.
Bloomfield, MI
“Best in the game did my basement because it flooded and they left no messes clean and efficient”
Adam J.
Verified Google Review
“The Prime Restoration team was absolutely fantastic! Very professional and communicative. Completed the job in a timely manner. I would highly recommend!”
Jerome K.
Verified Google Review
“I called five different companies for restoration work, and Prime Restoration was hands down the fastest and most fair on price. They got me a quote the same day, while others were still "getting back to me." Their team works fast.”
Sean B.
Verified Google Review
We work with all insurance companies
Making insurance claims hassle-free
Call Prime first. We bill your insurance company directly. We give your adjuster the moisture readings, photos and an itemized estimate. The claims process stays off your plate. Your job is to get back to normal. Ours is to handle the rest.
Also: Auto-Owners, Farm Bureau, Citizens, Travelers, Farmers, Frankenmuth, Hanover, PURE Insurance, Erie, Encompass, Foremost, Secura, American Family.
Carrier names and logos belong to their owners. Prime Restoration is an independent restoration contractor and is not affiliated with or endorsed by these companies. Your insurance company decides coverage under your policy.
Water Damage Questions — Ann Arbor, MI
Common questions from Ann Arbor homeowners before they call.
How do I pick a water damage restoration company in Ann Arbor?
Prime Restoration ranks first of 434 water damage restoration companies in Ann Arbor on ContractorsRanked (November 2026). Ask whether the company tests a basement for sanitary sewage first, knows the creek floodplains, and gives a landlord itemized documentation for a rental. Prime does all three from its office at 206 S Main St, has a 5.0 Google rating and IICRC-certified technicians, and is typically on site in 25 minutes, 24/7. Call (586) 277-1069.
How fast can a crew reach my home after water damage?
Prime Restoration is typically on site in 25 minutes, 24/7. Call (586) 277-1069.
Do you work with my insurance company?
Prime Restoration bills your insurance company directly and writes the reconstruction estimate in Xactimate, the software adjusters use. Your carrier decides coverage. Call (586) 277-1069.
How long does structural drying take?
Prime Restoration: A typical Class 2 water loss reaches dry standard in 3–5 days. Class 3 losses with saturated walls, carpet pad, and subfloor usually run 5–7 days. We log moisture readings daily so drying time is based on measurements, not guesswork. Call (586) 277-1069.
Can I stay in the house during drying?
Prime Restoration: For Category 1 (clean water) losses, most homeowners stay in place. Industrial air movers are loud (roughly 65–75 dB) and the affected area should stay contained. Category 2 and 3 losses often require temporary relocation until sanitization is complete. Call (586) 277-1069.
Prime Restoration is a licensed restoration contractor. We document the full project scope with detailed, itemized paperwork so you have clear line-item records to submit to your carrier.
Related Services in Ann Arbor
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Emergency response to burst, frozen, or ruptured pipes — water extraction, wall cavity drying, and rebuild.Water DamageCeiling Water Damage Repair in Ann Arbor
Ceiling leak diagnosis, dry-out, drywall replacement, and painted finish restoration.Nearby Cities We Serve
We also provide water damage in these nearby cities.
Need Water Damage in Ann Arbor Now?
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Water damage and mold help in Ann Arbor
In Ann Arbor, our crew handles flooded basements, burst pipes, sump pump failures, water heater leaks, sewage backups and ceiling leaks, including water damage from a roof leak. When water sits too long, we handle mold remediation, from basement mold to black mold removal.
Before you call, read what to do in the first 24 hours after water damage, check what water damage restoration costs in Michigan or what mold remediation costs, and see how to prevent mold after water damage.
Why Ann Arbor homeowners pick Prime Restoration
Read about Prime Restoration, a family water damage restoration business since 1988, led by Cole Hartwell, Certified Water Damage Specialist. See our 186 five-star Google reviews. We are a Certified Best Pick and an IICRC Certified Firm. For customer support and insurance coordination, we work with all insurance companies, give your adjuster the moisture readings, photos and itemized estimate, and keep in contact until the last repair. Customers say we “kept in contact and explained the whole process.” Ask about 0% APR financing, read how homeowner's insurance treats water damage in Michigan, or find answers in our water damage FAQ.
Water damage at a business in Ann Arbor
Our Ann Arbor office also handles commercial water damage restoration for stores, restaurants, offices, medical and dental offices, manufacturing and multi-family buildings. Past commercial clients includePetco, Linamar, Quest Diagnostics and the Somerset Collection. A crew is on site in 25 minutes, 24/7, and we contain the wet area so the rest of the building can keep operating. Property managers and business owners can join Property Pro, our free priority program with priority scheduling, one point of contact and a property file on record, or book a free walkthrough for a commercial emergency ready plan.
Nearby areas we serve
From our Ann Arbor office we also reach Novi, Farmington Hills, West Bloomfield, Orchard Lake Village, Southfield, Birmingham, Bloomfield Hills and Waterford.
Our other offices
water damage restoration in Sterling Heights, water damage restoration in Birmingham, water damage restoration in Troy, water damage restoration in Macomb, water damage restoration in Shelby Township, water damage restoration in Rochester Hills, water damage restoration in West Bloomfield and water damage restoration in Grosse Pointe Park. See every city we serve.