Michigan / Oakland County / Water damage restoration
Top-Rated Water Damage Restoration in Oakland County, MI (2026)
We found 96 water damage restoration companies serving Oakland County. Ratings read 2026-11-03. Updated November 2026. Ranked by our published formula below — see how it works.
96 companies reviewed · 15 shown in full · 3 Top Rated · reviews read 2026-11-03
Who is the best water damage restoration company in Oakland County?
By our published formula, Prime Restoration ranks first of 96 companies serving Oakland County, with 5.0 stars from 186 ratings received and 24/7 service stated on its site. Response Flood & Fire ranks second and Dry Space Property Restoration third. Data checked November 2026.
Companies compared (November 2026)
Ratings and rating counts come from each company's public Google Business Profile. "Stated" means the company's own website says so; we link the page we read on each card below. "Not stated" means we did not find it on the site, not that the company lacks it.
How we ranked them
Each of the 96 companies gets a Compare Score out of 100: recent work in the last 6 months (25 points), adjusted rating (22), distance to the nearest office (15), water-job proof (14), a bonus for 100 or more five-star reviews (7), owner replies (6), 24/7 service and IICRC certification stated on its own site (6), and our badge on its own website (5). Every company's reviews are read on the same day. Companies under 3.5 stars are left off. No company can pay to appear or to move up. Full formula.
Key takeaways
- Prime Restoration: 5.0★ from 186 ratings, 24/7 stated, IICRC stated.
- Response Flood & Fire: 4.9★ from 241 ratings, 24/7 stated, IICRC stated.
- Dry Space Property Restoration: 5.0★ from 149 ratings, 24/7 stated, IICRC stated.
- 1-800 Water Damage of Southeast Michigan: 5.0★ from 368 ratings, 24/7 stated, IICRC stated.
- Pristine Clean and Restoration: 5.0★ from 342 ratings, 24/7 stated, IICRC stated.
- 62 of 96 companies serving Oakland County state 24/7 service on their own site, and 44 state IICRC certification.
How to choose a water damage company in Oakland County
- Ask how fast they can be on site. Standing water starts wicking into drywall and subfloor within hours. Get a time, not "soon".
- Ask for the IICRC certificate. The Institute of Inspection, Cleaning and Restoration Certification (IICRC) trains water damage technicians. Ask which technician on your job holds it.
- Ask how they measure drying. A good crew takes moisture readings on day one and every visit after, and shows you the log.
- Ask who does the rebuild. Some companies only dry and tear out. Know before work starts whether you need a second contractor for drywall and flooring.
- Read recent reviews, not the average. Look at the last three months of reviews for jobs in or near Oakland County.
What to do in the first hour
- Stop the water. Shut the main valve or the appliance valve.
- Cut the power. Turn off breakers for wet rooms if you can reach the panel dry.
- Take photos. Photograph the water, the source and damaged items before moving anything.
- Call for drying. Call a restoration company, then your insurer. Keep every receipt.
What happens after you call a company in Oakland County
Inspection: a thermal camera finds wet spots inside walls.
Readings: a moisture meter checks the floor.
Drying: a dehumidifier pulls water out of the air.
- 1
Inspection. The crew finds the source, then maps how far the water spread with moisture meters and often a thermal camera. Water runs under flooring and up drywall farther than it looks.
- 2
Water removal. Standing water comes out with pumps and truck-mounted or portable extractors. Carpet pad soaked with water is usually pulled and thrown out.
- 3
Tear-out. Material that cannot dry in place, such as swollen particleboard or wet insulation, is cut out. Drywall is often cut a set height above the water line.
- 4
Drying. Air movers and dehumidifiers run until readings reach a dry target. This often takes three to five days; the readings decide, not the calendar.
- 5
Rebuild. Drywall, trim, flooring and paint go back once the structure is dry. Ask at the start whether the same company does this step.
The top 15 of 96 water damage restoration companies serving Oakland County
Why choose this provider: states Water damage, Mold, Fire & smoke, Sewage, Storm, 24/7 service, IICRC certification on its own site — source, checked 2026-09-28.
Local page: primerestorationllc.com/oakland-county
Best for
- 5.0 stars from 186 ratings
- Its site states 24/7 service
- Its site states IICRC certification
Address: 13854 Lakeside Circle Ste 558, Sterling Heights, MI 48313
License verified: Michigan license #262500492, checked on the Michigan LARA lookup in November 2026.
Why choose this provider: states Water damage, Mold, Fire & smoke, Sewage, Storm, 24/7 service, IICRC certification on its own site — source, checked 2026-09-23.
Local page: floodfirefix.com/service-areas/water-damage-restoration-oakland-county-mi
Best for
- 4.9 stars from 241 ratings
- Its site states 24/7 service
- Its site states IICRC certification
Address: 1753 W Hamlin Rd, Rochester Hills, MI 48309, USA
License verified: Michigan license #262400246, checked on the Michigan LARA lookup in November 2026.
Why choose this provider: states Water damage, Mold, Fire & smoke, Storm, 24/7 service, IICRC certification on its own site — source, checked 2026-09-23.
Local page: n/a
Best for
- 5.0 stars from 149 ratings
- Its site states 24/7 service
- Its site states IICRC certification
Address: 2115 Livernois Rd Ste 220, Troy, MI 48083, USA
5.0★ · 368 ratings received
Why choose this provider: states Water damage, Mold, Fire & smoke, Sewage, 24/7 service, IICRC certification on its own site — source, checked 2026-09-30.
Local page: n/a
Best for
- 5.0 stars from 368 ratings
- Its site states 24/7 service
- Its site states IICRC certification
Address: Service area business. No public office address.
Why choose this provider: states Water damage, Mold, Fire & smoke, Sewage, 24/7 service, IICRC certification on its own site — source, checked 2026-09-23.
Local page: n/a
Best for
- 5.0 stars from 342 ratings
- Its site states 24/7 service
- Its site states IICRC certification
Address: 1080 Centre Rd Ste B, Auburn Hills, MI 48326, USA
Why choose this provider: states Water damage, Mold, Fire & smoke, 24/7 service, IICRC certification on its own site — source, checked 2026-09-23.
Local page: n/a
Best for
- 5.0 stars from 157 ratings
- Its site states 24/7 service
- Its site states IICRC certification
Address: 3202 Old Farm Ln, Commerce Township, MI 48390, USA
Why choose this provider: states Water damage, Mold, Fire & smoke, Sewage, Storm, 24/7 service, IICRC certification on its own site — source, checked 2026-09-23.
Local page: n/a
Best for
- 5.0 stars from 176 ratings
- Its site states 24/7 service
- Its site states IICRC certification
Address: 2285 N Opdyke Rd Ste e, Auburn Hills, MI 48326, USA
Why choose this provider: states Water damage, Mold, Fire & smoke, Sewage, Storm, 24/7 service, IICRC certification, founded 2009 on its own site — source, checked 2026-09-23.
Local page: n/a
Best for
- 4.9 stars from 192 ratings
- Its site states 24/7 service
- Its site states IICRC certification
Address: 1470 Souter Blvd, Troy, MI 48083, USA
License verified: Michigan license #2102202262, checked on the Michigan LARA lookup in November 2026.
Why choose this provider: states on its own site — source, checked 2026-09-28.
Local page: n/a
Best for
- Most ratings received on this list
- 4.9 stars from 607 ratings
Watch for
- No 24/7 service stated on its site; call to confirm after-hours response
- No IICRC certification stated on its site; ask for the certificate
Address: 2817 Bond St, Rochester Hills, MI 48309
Why choose this provider: states Water damage, Mold, Sewage, Storm, 24/7 service, IICRC certification on its own site — source, checked 2026-10-01.
Local page: n/a
Best for
- 5.0 stars from 132 ratings
- Its site states 24/7 service
- Its site states IICRC certification
Address: 235 Woodland St, Detroit, MI 48202
Brighton, MI
5.0★ · 177 ratings received
Why choose this provider: states Water damage, Mold, Fire & smoke, Sewage, Storm, 24/7 service, IICRC certification, founded 1967 on its own site — source, checked 2026-10-01.
Best for
- 5.0 stars from 177 ratings
- Its site states 24/7 service
- Its site states IICRC certification
Address: 2094 Pless Dr, Brighton, MI 48114
Why choose this provider: states Water damage, Mold, Sewage, 24/7 service on its own site — source, checked 2026-09-23.
Best for
- Its site states 24/7 service
Watch for
- No IICRC certification stated on its site; ask for the certificate
Address: 2730 E Highland Rd, Highland Township, MI 48356, USA
Why choose this provider: states Water damage, Mold, 24/7 service on its own site — source, checked 2026-09-23.
Best for
- 4.9 stars from 267 ratings
- Its site states 24/7 service
Watch for
- No IICRC certification stated on its site; ask for the certificate
Address: 33788 Woodward Ave, Birmingham, MI 48009, USA
Bloomfield Township, MI
4.8★ · 535 ratings received
Why choose this provider: states Water damage, Mold, Fire & smoke, Sewage, Storm, 24/7 service on its own site — source, checked 2026-09-23.
Best for
- Its site states 24/7 service
Watch for
- No IICRC certification stated on its site; ask for the certificate
Address: 795 Industrial Ct, Bloomfield Township, MI 48302, USA
Why choose this provider: states Water damage, IICRC certification, founded 2007 on its own site — source, checked 2026-09-28.
Best for
- 5.0 stars from 283 ratings
- Its site states IICRC certification
- In business since 2007, per its site
Watch for
- No 24/7 service stated on its site; call to confirm after-hours response
Address: 2235 Cole St, Birmingham, MI 48009
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How much does water damage restoration cost in Oakland County, MI?
A typical water damage restoration job in Oakland County costs about $4,150. Most jobs land between $1,300 and $6,450. This is our estimate for Oakland County, built from published national cost guides and adjusted for local labor, home values and home age. It is not a quote.
| Job in Oakland County | Most jobs | Typical |
|---|---|---|
| Water damage restoration (extraction, drying and common repairs) | $1,300 to $6,450 | $4,150 |
| Mold remediation | $1,250 to $4,850 | $2,950 |
| Fire and smoke damage restoration | $3,100 to $47,100 | $19,450 |
| Smoke odor and soot cleanup only (no structural repair) | $200 to $1,135 | Varies by rooms |
Sample jobs at Oakland County labor rates
- 600 sq ft finished basement, clean water from a supply line: $2,350 to $2,700 to dry out.
- 600 sq ft basement, gray water from a washer or sump overflow: $2,600 to $4,100.
- 400 sq ft sewer backup (Category 3): $2,950 to $3,150, before rebuild.
- 100 sq ft of mold behind a basement wall: $1,050 to $2,650.
- 1,500 sq ft home with smoke and soot after a kitchen fire: $6,750 to $10,300.
Why Oakland County prices differ from the national average
- Labor: construction workers in the Detroit-Warren-Dearborn, MI metro area earn $32 an hour on average, 5.5% against the U.S. average. Most of a restoration bill is labor.
- Home value: the median home in Oakland County is worth $345,352, against $231,600 for Michigan. Pricier homes have finishes that cost more to replace, so the typical and high figures move 14%.
- Home age: 59% of homes in Oakland County were built before 1980. Plaster walls and lead-safe work rules raise water and mold repairs by 7% here.
Method: we start from the median typical range in published cost guides, then adjust. The labor factor is the metro mean hourly wage for construction workers (BLS, May 2024) over the U.S. figure. The home-value factor is 1 + 0.35 x ln(town median home value / Michigan median), held between 0.85 and 1.45. Water and mold jobs add 0.12 x the share of homes built before 1980. Housing figures: U.S. Census ACS 2020-2024 5-year. Sample jobs use the guides' per square foot rates. A real price depends on square feet, water category, materials and how fast drying starts. Sources: Fixr, Bob Vila, Thumbtack, Fixr, Bob Vila, This Old House, Fixr, LawnStarter, Thumbtack, BLS, Census.
What makes water damage in Oakland County different
Oakland County covers 867.4 square miles and holds 1,296,888 people in 567,215 housing units, making it the larger and more water-divided of the two counties this page compares. The Oakland County Water Resources Commissioner directly operates the sewage system for 16 named municipalities, Beverly Hills, Bingham Farms, Bloomfield Hills, Commerce Township, Farmington Hills, Franklin, Keego Harbor, Lake Orion, Oakland Township, Orchard Lake, Oxford Township, Pontiac, Royal Oak Township, Walled Lake, White Lake Township, and part of Novi, while cities like Troy, Royal Oak, Southfield, Auburn Hills, Rochester Hills, and Northville each run their own separate water and sewer division. (Census Reporter, Oakland County, MI profile, read 2026-10-01)(Oakland County Water Resources Commissioner, Basement Flooding Claim, read 2026-10-01)
A second system, the George W. Kuhn Retention and Treatment Basin, layers on top of that split. Fourteen southeast Oakland County communities, including Birmingham, Royal Oak, Troy, and Southfield, still carry stormwater and sewage in the same combined pipe into a 150-million-gallon underground tank. During the August 2014 storm, that basin alone passed 2 billion gallons of overflow into the Red Run and sustained $3 million to $5 million in damage, and about 40% of Royal Oak's homes flooded that day. A homeowner on the Kuhn system faces a different kind of risk than a homeowner on a fully separated sewer a few miles away. (Wikipedia, George W. Kuhn Retention and Treatment Basin, read 2026-10-01)
Housing age varies the risk again. About 24.9% of Oakland County's housing stock was built before 1960, and 73.2% of occupied homes are owner-occupied, so older combined-sewer neighborhoods and newer separated-sewer subdivisions sit side by side across the county rather than splitting cleanly along city lines. The county's median home value, $365,500, is also well above neighboring Macomb County, which raises the dollar stakes of a basement loss here. (Census Reporter / US Census ACS, Oakland County, MI, read 2026-10-01)
Oakland County by the numbers
| Population | 1,296,888 | (Census Reporter, ACS 2024, read 2026-10-01) |
|---|---|---|
| Total housing units | 567,215 | (Census Reporter, ACS 2024, read 2026-10-01) |
| Median home value | $365,500 | (Census Reporter, ACS 2024, read 2026-10-01) |
| Land area | 867.4 sq mi | (Census Reporter, ACS 2024, read 2026-10-01) |
| Owner-occupied homes | 73.2% (383,995 of 524,981) | (US Census ACS table B25003 via Census Reporter, read 2026-10-01) |
| Housing built before 1960 | 24.9% (141,196 of 567,215 units) | (US Census ACS table B25034 via Census Reporter, read 2026-10-01) |
| Median year homes were built | 1975 | (U.S. Census Bureau, ACS 2020-2024 5-year, table B25035 (via Census Reporter), read 2026-10-01) |
Water damage town by town in Oakland County
Novi
A Novi sewer backup starts with a four-step process: Water & Sewer staff fill out an incident report, the Water & Sewer Manager investigates by televising the line, the Clerk's Office sends a claim packet within five business days, and the city's insurer investigates liability. A written claim is due within 45 days of the overflow; call 248-735-5644, or 248-348-7100 after hours. (City of Novi, Sewer Overflow or Backup Information, read 2026-10-01)
Royal Oak
Royal Oak is one of the 14 communities on the George W. Kuhn combined-sewer basin, and about 40% of the city's homes flooded during the August 2014 storm when the system overflowed. Residents report a sewer or drain concern through the city's online form or by calling 248-246-3000. (City of Royal Oak, Report a Concern; Wikipedia, George W. Kuhn Retention and Treatment Basin, read 2026-10-01)
Southfield
Southfield runs its own water department rather than a county system; a backup is reported to 248-796-4850 (248-796-4899 after hours), and a written claim goes to the city's Office of Management and Budget at 248-796-5260 within 45 days of discovering the damage. (City of Southfield, Public Works, Sewer and Drain, read 2026-10-01)
Bloomfield Hills
Bloomfield Hills drains entirely into the Rouge River watershed, a 438-square-mile system covering parts of 48 municipalities in three counties with more than 40 lakes and impoundments and over half of it urbanized. Oakland County operates Bloomfield Hills' sewage system directly. (City of Bloomfield Hills, Rouge River Watershed, read 2026-10-01)
Farmington
The City of Farmington owns sanitary and storm sewers in public rights-of-way, but a resident owns the line from their property to the city main even when that connection sits across the road. Public Works jets city-owned lines on a five-year cycle; call 248-473-7250 with a sewer problem. (City of Farmington, Water and Sewer Lines, read 2026-10-01)
Farmington Hills
Farmington Hills is on the county-run system: a backup not caused by internal plumbing goes to the Oakland County Water Resources Commissioner at 248-858-1127 (248-858-0931 after hours), and a written PA 222 claim mails to the Commissioner's Waterford office within 45 days. (City of Farmington Hills, Sewer Backup Information, read 2026-10-01)
Auburn Hills
Auburn Hills runs its own DPW Water and Sewer Division, maintaining about 185 miles of water main and 120 miles of sanitary sewer main. A backup claim form goes to the Public Utilities Manager at 1500 Brown Rd.; call DPW at 248-391-3777, or police at 248-370-9444 after hours. (City of Auburn Hills, Public Utilities, read 2026-10-01)
Northville
Northville buys its water from the Great Lakes Water Authority but sends its wastewater into a Wayne County transmission line to Detroit's treatment plant, crossing county lines for disposal even though the city sits in Oakland and Wayne counties. A backup claim, with receipts and photos, goes to the City Clerk within 45 days; the city reimburses actual cash value only. (City of Northville, Water & Sewer, read 2026-10-01)
Troy
Troy runs its own Water & Sewer Division but sends wastewater to the Great Lakes Water Authority treatment plant rather than treating it locally. Call 248.524.3370 during business hours for an emergency, or the police department at 248.524.3477 after hours. (City of Troy, Water & Sewer Division, read 2026-10-01)
Rochester Hills
Rochester Hills owns the storm inlet grates built into its streets, but individual property owners own their own sump pump discharge lines, and private developments own their own shared detention basins and pipes, a split left over from the city's time as a township. Report a hazardous spill to 911, or call 248-656-4640 during business hours. (City of Rochester Hills, Stormwater, read 2026-10-01)
Rochester
Paint Creek flows 16.8 miles through Oakland Township and Rochester Hills before joining the Clinton River inside the city of Rochester, making downtown Rochester the confluence point for both waterways. The city has also had to detour its own Clinton River Trail after a washout closed part of it. (Wikipedia, Paint Creek (Oakland County, Michigan); City of Rochester, read 2026-10-01)
West Bloomfield Township
West Bloomfield Township's water and sewer department maintains more than 300 miles of sanitary sewer main, 23 lift stations, and more than 370 miles of water main, sending wastewater to the Great Lakes Water Authority plant, which the township describes as the largest single on-site treatment plant in the northern hemisphere. (West Bloomfield Township, Water and Sewer, read 2026-10-01)
Birmingham
Birmingham splits between the Rouge and Clinton River watersheds, and part of the city still runs combined sewers through the Evergreen-Farmington system into the Birmingham retention/treatment basin and the nearby Bloomfield Basin. A 2025 county briefing noted specific Birmingham streets and basements that have flooded repeatedly for decades. (Citizen Portal: Oakland County water commissioner briefs Birmingham, read 2026-10-01)
Where you live in Oakland County changes the job
George W. Kuhn combined-sewer communities (southeast Oakland)
Fourteen communities, including Birmingham, Royal Oak, Troy, and Southfield, share the 150-million-gallon George W. Kuhn Retention and Treatment Basin. These are the communities most exposed to combined sewer overflow when rain outpaces the basin, as it did in August 2014. (Wikipedia, George W. Kuhn Retention and Treatment Basin, read 2026-10-01)
County-operated sewer communities (Bloomfield Hills, Farmington Hills, and 14 others)
The Oakland County Water Resources Commissioner directly runs the sewage system in 16 municipalities, including Bloomfield Hills and Farmington Hills, plus part of Novi. In these communities a backup claim and the 45-day PA 222 notice go to the county, not city hall. (Oakland County Water Resources Commissioner, Basement Flooding Claim, read 2026-10-01)
Self-run cities (Troy, Royal Oak, Southfield, Auburn Hills, Rochester Hills, Northville)
These cities operate their own water and sewer divisions rather than relying on the county, so a resident reports a backup to the city and the city, not the county, is the agency named in any PA 222 claim. (City of Troy, Water & Sewer Division, read 2026-10-01)
Headwaters and lakes communities (West Bloomfield, Bloomfield Hills)
West Bloomfield Township sits at the start of the Upper, Middle, and Lower branches of the Rouge River and borders Cass Lake, the largest lake in Oakland County, while Bloomfield Hills drains entirely to the Rouge. Properties here deal with lake-level rules and watershed headwaters rather than a single defined river channel. (West Bloomfield Township, Water and Sewer, read 2026-10-01)
Sewers and sewage backups in Oakland County
- The Oakland County Water Resources Commissioner operates the sewage system for 16 named municipalities and part of Novi, and separately coordinates the George W. Kuhn Retention and Treatment Basin, a combined sewer system shared by 14 southeast Oakland communities. Reach the Commissioner at 248-858-0958, or 248-624-6366 after hours. (Oakland County Water Resources Commissioner, Basement Flooding Claim, read 2026-10-01)
- Larger self-run cities such as Troy, Royal Oak, Southfield, Auburn Hills, Rochester Hills, and Northville each own their own sewer mains and handle backup reports and claims directly, so the first call after a backup depends entirely on which of these two groups a property falls into. (City of Troy, Water & Sewer Division, read 2026-10-01)
- Under MCL 691.1417, an Oakland County homeowner recovering damages from either the county or a city sewer system must show the agency was the correct one to sue, the sewer had a defect, the agency knew or should have known about it, the agency failed to fix it in a reasonable time, and the defect was a substantial cause of the damage. (Michigan Legislature, MCL 691.1417, read 2026-10-01)
What Oakland County has been through
- Oakland County was named in the federal disaster declaration for the August 2014 Michigan severe storms and flooding (DR-4195), the same storm that pushed 2 billion gallons of overflow through the George W. Kuhn basin into the Red Run and caused $3 million to $5 million in damage to the basin itself. (FEMA, Michigan Severe Storms, Flooding (DR-4195); Wikipedia, George W. Kuhn Retention and Treatment Basin, read 2026-10-01)
- Oakland County was named again in the federal disaster declaration for the June 2021 Michigan severe storms and flooding (DR-4607), a second federally declared flood event inside seven years. (FEMA, Michigan Severe Storms, Flooding, and Tornadoes (DR-4607), read 2026-10-01)
- A 2025 heavy rainfall event sent about 1.2 million gallons of untreated or partially treated sewage, including wipes and other debris, through the George W. Kuhn basin into the Red Run, showing the combined-sewer overflow risk in southeast Oakland County did not end with the 2014 storm. (Wikipedia, George W. Kuhn Retention and Treatment Basin, read 2026-10-01)
What changes the cost of a job in Oakland County
- Oakland County's median home value, $365,500, is well above Macomb County's, which raises the dollar cost of matching finishes and built-ins after a comparable basement loss. (Census Reporter, Oakland County, MI profile, read 2026-10-01)
- With about 1 in 4 Oakland County homes built before 1960, jobs on the George W. Kuhn combined-sewer side of the county often run into older plumbing and electrical that has to be brought up to code during the repair, adding cost beyond drying and drywall. (US Census ACS table B25034 via Census Reporter, read 2026-10-01)
Prevention that applies in Oakland County
- The county's RainSmart Rebates program pays homeowners in the Clinton River and Rouge River watersheds of southeast Oakland County up to $125 per rain barrel, $6 per square foot of rain garden, and $250 per tree, capped at $2,000 per property, though the program was closed to new 2026 applications because of demand. (Oakland County Water Resources Commissioner, RainSmart Rebates, read 2026-10-01)
Permits for repairs in Oakland County
- Oakland County has no single water-damage permit office; each city handles its own. Birmingham's Building Department, for example, requires a permit for repair and alteration work including drywall, electrical, and plumbing, and can be reached at 248.530.1850. (City of Birmingham, Building Department, read 2026-10-01)
Flooded basement, roof leak, sewer backup or mold in Oakland County?
We also rank companies by the reviews that mention the job itself:
Water damage by cause in Oakland County
For each common cause, what usually fails, what to do first, and which companies on this list have the most customer reviews that mention that exact job. Review counts come from reading every company's reviews on the same day.
Ceiling leaks and water stains
A ceiling stain usually comes from a bathroom, a roof leak or an air-conditioning drain line above it. A stain that comes back after painting means the source is still wet.
Do now: If the ceiling sags, keep people out of the room and turn off the lights in it. Put a bucket under the low point and shut off the water to the fixture above.
Most reviews mentioning this job: 1-800 Water Damage of Southeast Michigan (11), DRYmedic Restoration Services of Bloomfield Hills (9), SunGlo Disaster Restoration Specialists (8).
Water heater leaks
Water pooling under a tank heater often means the tank itself has failed. A leak at a fitting or the relief valve on top can sometimes be repaired.
Do now: Close the cold-water valve on top of the heater, and turn off its gas or its breaker. A plumber replaces the heater; a restoration company dries the floor and walls around it.
Most reviews mentioning this job: DRYmedic Restoration Services of Bloomfield Hills (8), 1-800 Water Damage of Southeast Michigan (4), Concraft Inc (4).
Toilet overflows and leaks
Toilet leaks come from the supply line, the wax ring under the bowl, or an overflow. An overflow that carries waste is treated as contaminated water and needs cleaning, not just drying.
Do now: Turn the valve behind the toilet clockwise to close it. Keep people and pets out of the water, and ask the company how it handles contaminated water.
Most reviews mentioning this job: 1-800 Water Damage of Southeast Michigan (3), DRYmedic Restoration Services of Bloomfield Hills (3), Anytime Restoration Services (3).
Dishwasher leaks
Dishwasher leaks come from the supply hose, the drain hose or the door seal. The water runs under cabinets and flooring, where you cannot see it.
Do now: Turn off the dishwasher breaker and the supply valve under the sink. Ask the company to take moisture readings under the cabinet base, not just the open floor.
Most reviews mentioning this job: 1-800 Water Damage of Southeast Michigan (5), ICON Restoration Services (4), SunGlo Disaster Restoration Specialists (4).
Refrigerator and ice maker line leaks
Plastic ice-maker and water lines crack with age. A slow drip under the fridge can soak the subfloor for weeks before it shows.
Do now: Close the supply valve behind the fridge or under the sink. Hardwood that has started to cup or buckle needs readings before anyone decides to replace it.
Most reviews mentioning this job: 24H Mold Inspection of Michigan (3), Response Flood & Fire (2), 1-800 Water Damage of Southeast Michigan (2).
Burst and frozen pipes
Pipes in outside walls, crawl spaces and garages freeze first. A frozen pipe often bursts when it thaws, so the leak starts after the cold snap.
Do now: Shut the main water valve and open a faucet to drain pressure. Do not thaw a pipe with an open flame.
Most reviews mentioning this job: 1-800 Water Damage of Southeast Michigan (10), SunGlo Disaster Restoration Specialists (8), DRYmedic Restoration Services of Bloomfield Hills (7).
Leak detection
A hidden leak shows up as a musty smell, a high water bill, warm spots on the floor or a stain with no clear source. Companies find it with moisture meters, thermal cameras and listening tools.
Do now: Ask whether the company finds the source itself or only dries. Drying before the leak is fixed wastes the job.
Most reviews mentioning this job: 1-800 Water Damage of Southeast Michigan (2), Response Flood & Fire (1), Groundworks (1).
Change log
- Ratings and reviews for the 96 companies on this list read between 2026-09-15 and 2026-11-03.
- Score weights set to recent work 25, adjusted rating 22, distance to the nearest office 15, job proof 14, a 100-five-star bonus 7, owner replies 6, 24/7 and IICRC 6, and our badge on its own site 5.
- Ratings and reviews read again for every listed company. Ranks recomputed from that read.
- Moved to the 100-point Compare Score, one rule for every company. Companies qualify within 10 miles, widening to 15 or 20 miles where fewer than 15 qualify.
- First ranked lists published, scored from same-day review data.
Other services in Oakland County
Water damage restoration in Oakland County towns
- Auburn Hills
- Berkley
- Birmingham
- Bloomfield Hills
- Bloomfield Township
- Commerce Township
- Farmington
- Farmington Hills
- Highland Township
- Huntington Woods
- Independence Township
- Lyon Township
- Milford Township
- Northville
- Novi
- Oakland Township
- Orchard Lake Village
- Orion Township
- Oxford Township
- Rochester Hills
- Royal Oak
- Southfield
- Springfield Township
- Troy
- Waterford Township
- West Bloomfield Township
- White Lake Township
- Macomb County
- Washtenaw County
- St. Clair County
Why trust this list
This list is built from a Google Business Profile data pull and a direct read of each company's own website — never from a company's self-submitted form. No company can pay for a better position; the same published formula runs on every list. Read the formula. The underlying data is re-checked at least once a year.
How a company earns the "Top-rated" badge
The top 3 companies on this list earn a "Top-rated 2026" badge only if they also have a rating of at least 4.5 from at least 20 ratings received. The badge is never sold and never changes a company's position — it is applied after the formula already ran. It is recomputed from fresh data every year, so a badge from an earlier year does not carry forward automatically. No badge carries any guarantee or money-back promise.
About this list
Compare Water Damage Restoration Research Team
This list is built and checked the same way every time: a same-day pull of each company's public Google Business Profile, a direct read of each company's own website for the facts it states about itself, and a score from the published formula. No company can pay for a better position.
Read more about how this list is built →FAQ
Who is the best water damage restoration company in Oakland County?
Prime Restoration ranks first of 96 by the Compare Score, our published 100-point formula: recent work in the last 6 months (25 points), adjusted rating (22), distance to the nearest office (15), water-job proof (14), a bonus for 100 or more five-star reviews (7), owner replies (6), 24/7 service and IICRC certification stated on its own site (6), and our badge on its own website (5).
How much does water damage restoration cost in Oakland County, MI?
About $4,150 for a typical job, with most between $1,300 and $6,450. We adjust national cost guides for Oakland County labor costs, home values and the age of its houses to get this figure. A written quote after an inspection is the only real price.
How much does it cost to dry out a flooded basement in Oakland County?
A 600 sq ft finished basement with clean water runs about $2,350 to $2,700 to extract and dry at Oakland County labor rates. Gray water from a washer or sump overflow runs $2,600 to $4,100. Drywall, carpet and trim repairs add to that.
How much does sewage backup cleanup cost in Oakland County, MI?
Sewage is Category 3 water, the most expensive kind to clean. A 400 sq ft backup runs about $2,950 to $3,150 in Oakland County before any rebuild, because porous materials it touched come out.
Why does water damage repair cost more in Oakland County than the national average?
Labor: construction workers in the Detroit-Warren-Dearborn, MI metro area earn $32 an hour on average, 5.5% against the U.S. average. Most of a restoration bill is labor. Home value: the median home in Oakland County is worth $345,352, against $231,600 for Michigan. Pricier homes have finishes that cost more to replace, so the typical and high figures move 14%. Home age: 59% of homes in Oakland County were built before 1980. Plaster walls and lead-safe work rules raise water and mold repairs by 7% here.
What does a water damage estimate in Oakland County include?
Most estimates list water extraction, drying equipment by the day, moisture readings, removal of wet drywall, carpet pad or insulation, antimicrobial treatment, and the rebuild. In Oakland County, 59% of homes were built before 1980, so ask whether the quote covers plaster walls and lead-safe work.
Does homeowners insurance pay for water damage in Oakland County, MI?
It depends on your policy and the cause. Check your declarations page for a water backup or sump overflow endorsement, and check whether the water came from inside the home or from outside flooding. Flood from rising surface water needs a separate flood policy. FEMA FloodSmart
Who do I report a sewer backup to in Oakland County?
The Oakland County Water Resources Commissioner operates the sewage system for 16 named municipalities and part of Novi, and separately coordinates the George W. Kuhn Retention and Treatment Basin, a combined sewer system shared by 14 southeast Oakland communities. Reach the Commissioner at 248-858-0958, or 248-624-6366 after hours. Michigan law requires written notice to the government agency within 45 days of finding the damage. Oakland County Water Resources Commissioner, Basement Flooding Claim
Do I need a permit to repair water damage in Oakland County?
Oakland County has no single water-damage permit office; each city handles its own. Birmingham's Building Department, for example, requires a permit for repair and alteration work including drywall, electrical, and plumbing, and can be reached at 248.530.1850. City of Birmingham, Building Department
How fast should water damage be dried out in a Oakland County home?
Within 24 to 48 hours. The EPA says wet materials dried in that window usually do not grow mold. Waiting longer is the most common reason a $4,150 job turns into a mold job too. EPA
How much does mold remediation cost in Oakland County, MI?
About $2,950 for a typical job in Oakland County, with most between $1,250 and $4,850. Price follows the square feet affected and what it grew on, not the mold color.
How much does it cost to remove mold from a basement in Oakland County?
About $1,050 to $2,650 for 100 sq ft at Oakland County labor rates. The price includes containment, removal of moldy material, HEPA cleaning and a check that the source of moisture is fixed.
Can I remove mold myself in my Oakland County home?
The EPA says a homeowner can usually handle mold under about 10 square feet. Larger areas, mold in an HVAC system, or mold after sewage water call for a professional. EPA
How much does fire and smoke damage restoration cost in Oakland County, MI?
About $19,450 for a typical job in Oakland County, with most between $3,100 and $47,100. A full structural rebuild after a large fire costs far more and is priced from the rebuild scope.
How much does smoke damage cleanup cost in Oakland County?
Smoke odor and soot cleanup alone runs about $200 to $1,135. A 1,500 sq ft home with smoke through every room runs about $6,750 to $10,300 at Oakland County labor rates. LawnStarter
How do I compare restoration quotes in Oakland County?
Oakland County has seen it before: Oakland County was named in the federal disaster declaration for the August 2014 Michigan severe storms and flooding (DR-4195), the same storm that pushed 2 billion gallons of overflow through the George W. Kuhn basin into the Red Run and caused $3 million to $5 million in damage to the basin itself. Get two or three written quotes with the same scope, square feet and drying days. 96 companies serve Oakland County on this list; check a box on up to 3 and send one request to all of them. FEMA, Michigan Severe Storms, Flooding (DR-4195); Wikipedia, George W. Kuhn Retention and Treatment Basin
Does Oakland County or my city run the sewer under my house?
It depends. The county operates sewage systems in 16 named municipalities, including Bloomfield Hills and Farmington Hills, plus part of Novi. Troy, Royal Oak, Southfield, Auburn Hills, Rochester Hills, and Northville, among others, each run their own system instead. Check your sewer bill to see which agency serves your address. Oakland County Water Resources Commissioner, Basement Flooding Claim
What is the George W. Kuhn basin and why does it matter to my basement?
It is a 150-million-gallon combined sewer retention and treatment basin shared by 14 southeast Oakland County communities, including Birmingham, Royal Oak, Troy, and Southfield. When heavy rain outruns its capacity, as in August 2014 and again in 2025, raw or partially treated sewage can back up into basements on that system. Wikipedia, George W. Kuhn Retention and Treatment Basin
Can I get a rain garden or rain barrel rebate in Oakland County?
The county's RainSmart Rebates program covers homeowners in the Clinton River and Rouge River watersheds of southeast Oakland County, up to $2,000 per property. It was closed to new applications for 2026 due to demand, so confirm current status before relying on it. Oakland County Water Resources Commissioner, RainSmart Rebates
Did Oakland County qualify for federal flood assistance after recent storms?
Yes, twice. Oakland County was named in the federal disaster declarations for both the August 2014 storms (DR-4195) and the June 2021 storms (DR-4607), each making residents eligible for FEMA assistance. FEMA, Disaster declarations 4195 and 4607
How many water damage restoration companies serve Oakland County?
96 companies currently qualify: each has an office in or near Oakland County (within 10 to 20 miles), or its own website states it serves Oakland County or its county.
How is this list ranked?
By the Compare Score, out of 100: recent work in the last 6 months (25 points), adjusted rating (22), distance to the nearest office (15), water-job proof (14), a bonus for 100 or more five-star reviews (7), owner replies (6), 24/7 service and IICRC certification stated on its own site (6), and our badge on its own website (5). See /methodology/ for the exact numbers.
Can a company pay to be on this list or rank higher?
No. Placement and order come only from the formula above. A company can never buy a spot or a higher rank.
What does the "Top-rated" badge mean?
The top 3 companies by the formula, if they also have a rating of at least 4.5 and at least 20 reviews. It is never sold and is recomputed every year.
How do I request a quote from more than one company?
Use the checkboxes to select up to 3 companies, then choose "Get quotes" to send one request naming all of them, or "Compare" to see their stored facts side by side.