24/7 Emergency Services
Water Damage Restoration in Ann Arbor
Our office is downtown, close to most of the city.
A person answers 24/7.
What you can expect from us
- A real person answers the phone 24 hours a day, and we can often be on site within a few hours.
- We work with every insurance company and document the damage for your claim.
- Ajaxx is an IICRC Certified Firm, which means our technicians are trained to the industry's cleaning and restoration standards.
For water damage in Ann Arbor, the water needs to come out and the house needs to dry before mold starts. Our office is downtown at 206 E Huron St, so we are close to most of the city. A real person answers the phone 24 hours a day, and we handle your project from start to finish.
What to do right now
- Shut off the water, or stop using drains if water came up through a floor drain.
- Stay out if water is near the electrical panel or outlets.
- Move belongings up off the basement floor.
- Take photos.
Is it safe to go back in?
- Gas or fire: if you smell gas or see fire or smoke, get everyone out and call 911.
- Electricity: do not step into standing water that may touch outlets, cords or appliances. Turn power off at the breaker only if you can reach it from a dry spot; otherwise call your utility or an electrician.
- Standing water: floodwater and sewage can carry bacteria. Avoid skin contact and keep children and pets away.
- Sagging ceilings: stay out of any room where the ceiling is bulging or sagging. Wet drywall and plaster can fall without warning.
- Mold: do not scrub or disturb visible mold. Keep anyone with asthma, allergies or a weak immune system away from the area.
Which parts of Ann Arbor do we cover?
All of it. That includes the Old West Side, Kerrytown, Burns Park, Water Hill, Lower Town, North Campus, the streets along Packard and Washtenaw, and the subdivisions on the south and east sides. We also cover Ann Arbor, Pittsfield, Scio and Superior townships.
Why do Ann Arbor basements get wet?
Many houses near downtown and campus are old. They have stone or block foundations, old cast iron or clay sewer lines, and plumbing that has been patched many times. Those basements were not built to stay dry, and a lot of them have since been finished.
The city sits in the Huron River valley, and several creeks run through it, including Allen Creek, Malletts, Millers, Swift Run and Traver creeks. Low areas along these creeks can flood in heavy rain when storm drains back up. The City of Ann Arbor has floodplain maps you can check for your address.
What we see most:
- Sump pumps that fail in heavy rain or a power outage
- Sewer water coming up through floor drains in big storms
- Seepage through old stone and block walls during the spring thaw
- Pipes that freeze in outside walls and crawl spaces during cold snaps
- Old water heaters and supply lines, especially in rentals
- Roof and ice dam leaks on older homes with thin attic insulation
What do we check first in an Ann Arbor basement?
Where the water came in. In older neighborhoods it is often the floor drain or the crack where the wall meets the floor. In newer homes it is usually the sump pit or a water heater. We check the bottom of every wall that touches the wet floor, because drywall wicks water several inches above the line you can see.
What should renters and landlords do?
Ann Arbor has a lot of rentals around the university. A water leak in a rental involves the tenant, the landlord and sometimes two insurance policies.
- Tenants: tell your landlord or property manager now, and photograph the damage and your belongings.
- Landlords: fast drying limits mold and keeps tenants in place. Units left empty over breaks with the heat turned down are the ones most likely to have frozen pipes.
What happens during the cleanup?
- We pull standing water out of the basement, carpet and hard floors.
- We find hidden moisture in walls, subfloors and under basement flooring.
- We remove only what cannot be saved, like soaked pad, swollen trim or wet insulation.
- We dry the house with air movers and dehumidifiers and check readings every day.
- If the water came from a sewer or from outside, we clean and disinfect.
- We photograph each stage for your insurance claim.
What if my basement keeps backing up?
Ask a plumber about a backwater valve, and check with the city about any programs for your neighborhood. See basement flooding cleanup and sewage backup cleanup.
We also handle burst pipes, storm damage, mold and fire and smoke.
Frequently Asked Questions
Do you serve all of Ann Arbor?
Yes, the whole city and the townships around it, plus the rest of Washtenaw County and nearby Wayne, Oakland and Macomb counties.
How fast can you get to my flooded basement in Ann Arbor?
Our office is downtown and a real person answers any hour. We can often be on site within a few hours. Until then, shut off the water if you can and stay out of water near electricity.
My basement flooded in a storm. Is it sewage?
If water came up through a floor drain during heavy rain, treat it as sewage and avoid touching it. Clear water seeping through the walls is more likely groundwater. Either way, it should be dried quickly.
I rent in Ann Arbor. Who pays for water damage?
Usually the landlord’s policy covers the building and renters insurance covers your belongings, but it depends on the cause and the lease. Tell your landlord now and photograph your things.