Mold Remediation & Removal Services in Southeast Michigan

Mold is rarely the original problem. It is the consequence of water damage, a slow plumbing leak, an unaddressed roof failure, or moisture trapped behind a wall after a flood. By the time mold is visible, the underlying moisture problem has typically been active for weeks or months. Phase III Construction handles both halves of the job — full mold remediation and the structural repairs needed to keep mold from returning.

We serve homeowners and property managers across Wayne, Oakland, Washtenaw, and Livingston counties. Every mold project we manage includes proper containment, HEPA filtration, antimicrobial treatment, and reconstruction by a licensed Michigan general contractor (license #262000615). When the loss is insurance-related, we document the moisture source and remediation scope in Xactimate format so adjusters cannot dismiss or undercount the work.

What Is Mold Remediation?

Mold remediation is the controlled removal of mold-contaminated materials and the restoration of indoor air quality to a safe baseline. It is not the same thing as "mold cleaning." Wiping mold off a surface with bleach without identifying the moisture source, isolating the work area, and properly disposing of contaminated materials will spread spores throughout the home and guarantee the mold returns — usually worse than before.

Proper remediation follows the IICRC S520 standard: contain the affected area, run negative air pressure with HEPA filtration, remove contaminated porous materials (drywall, insulation, carpet pad, ceiling tile), HEPA-vacuum and antimicrobially treat hard surfaces, verify clearance with post-remediation testing, and only then reconstruct. Skipping any step compromises the entire job.

Signs You Need Mold Remediation

• Visible growth — black, green, white, or pink discoloration on walls, ceilings, baseboards, or behind furniture, especially after a water event.
• Persistent musty odor — an earthy or damp smell that does not clear with cleaning usually indicates hidden growth inside walls, under flooring, or in the HVAC system.
• Recent water damage — any flood, burst pipe, ice dam, or roof leak within the last 30–60 days that was not professionally dried creates a high probability of concealed mold.
• Health symptoms — unexplained respiratory irritation, sinus congestion, headaches, or skin reactions that improve when occupants leave the home and return when they come back.
• Discoloration on ceilings or walls — brown rings, water stains, or buckling drywall almost always indicates active or recent moisture, and where moisture lingers, mold follows.
• HVAC contamination — visible growth around vents, condensate lines, or in the air handler is a serious finding that requires duct cleaning in addition to source remediation.

Our Mold Remediation Process

1. Inspection & moisture mapping. We use moisture meters and thermal imaging to locate every wet surface and identify the source of intrusion. No remediation begins until the source is identified and contained — otherwise the mold will return within weeks of completion.
2. Containment setup. We isolate the work area with poly sheeting, set up HEPA-filtered negative air machines, and seal HVAC returns to prevent cross-contamination of unaffected rooms during demolition.
3. Removal of contaminated materials. Porous materials saturated with mold — drywall, insulation, carpet pad, baseboards, ceiling tile — are bagged and disposed of under controlled conditions. Salvageable structural framing is HEPA-vacuumed and antimicrobially treated.
4. Antimicrobial application. All exposed framing, subfloor, and remaining surfaces in the containment area receive an EPA-registered antimicrobial treatment to kill residual spores.
5. Drying & clearance. Commercial dehumidifiers and air movers bring the structure back to a normal moisture content. Where the loss is large or insurance-related, we recommend post-remediation verification testing by a third-party industrial hygienist before reconstruction.
6. Reconstruction. Insulation, drywall, finishes, and trim are replaced under our Michigan GC license. The repair is documented as part of the same scope so the homeowner is not left to manage two contractors.

How Much Does Mold Remediation Cost?

Mold remediation pricing varies widely based on the size of the affected area, the type of materials involved, and whether HVAC contamination is present. As a rough framework for Southeast Michigan homes:

• Small area (under 10 sq ft, single room): $500 – $1,500 for remediation only; reconstruction adds typical drywall and finish costs on top of that.
• Moderate area (10–100 sq ft, multiple surfaces): $2,000 – $6,000 for remediation, plus reconstruction of removed materials.
• Large or whole-home: $10,000 and up, often combined with structural drying and reconstruction in a full water-damage claim.
• HVAC contamination: add $1,500 – $4,000 for duct cleaning and air handler decontamination depending on system size.

These ranges are estimates, not quotes. Every project we price is based on an on-site inspection and Xactimate-format scope of loss. We do not lowball to win the job and supplement later, and we do not pad the estimate with line items that do not apply.

Does Insurance Cover Mold Removal?

Mold coverage is one of the most contested areas of Michigan homeowners insurance. Most standard policies cover mold only when it results from a sudden and accidental covered loss — such as a burst pipe, an appliance failure, or storm-driven water intrusion. Mold caused by long-term seepage, deferred maintenance, or a leak the homeowner knew about and did not address is typically excluded.

Even on covered claims, insurers commonly cap mold remediation at $5,000 or $10,000 unless additional coverage was purchased. Our role on insurance-covered mold claims is to document the moisture source unambiguously (so the cause is treated as covered), file a complete Xactimate scope that captures every line item the policy will pay for, and supplement aggressively when the carrier's initial estimate omits scope. On larger losses, recovering the additional dollars in supplements often makes the difference between a partial cleanup and a complete repair.

Mold After Water Damage — Why Speed Matters

Mold spores are present in every indoor environment. They become a problem when moisture and an organic food source (drywall paper, wood, dust) are available continuously for more than 24–48 hours. After any water-damage event, the clock starts immediately:

• 0–24 hours: water mitigation begins; structural drying is underway. No active mold growth yet.
• 24–72 hours: spore germination begins on saturated porous surfaces if not dried.
• 3–7 days: visible mold colonies form; spores release into the air; cross-contamination spreads to dry areas.
• 1–4 weeks: deep penetration into framing, insulation, and HVAC; remediation cost climbs sharply.

If you have had a water event in your home that was not professionally dried — even one that "seemed minor" — have it inspected. The earliest stage of mold growth is the cheapest to address. Waiting weeks or months turns a $1,500 problem into a $15,000 one.

Serving Wayne, Oakland, Washtenaw & Livingston Counties

Phase III Construction LLC operates across Southeast Michigan from our Westland office. We respond to mold inspection requests in Westland, Livonia, Canton, Plymouth, Dearborn, Wayne, Garden City, Inkster, Allen Park, Taylor, Southgate, Wyandotte, Trenton, and the rest of Wayne County; Troy, Royal Oak, Pontiac, Auburn Hills, Rochester Hills, Farmington Hills, Southfield, Novi, Wixom, Walled Lake, Commerce Twp, White Lake, Waterford, and Milford in Oakland County; Ann Arbor, Ypsilanti, Saline, and Milan in Washtenaw County; and Brighton, Howell, and the rest of Livingston County.

Why Phase III

• Family-owned, operating in Southeast Michigan since 2001.
• Michigan general contractor license #262000615 — the same license that signs off on every reconstruction we deliver.
• BBB Accredited with an A+ rating.
• Full liability and workers compensation insurance on every job.
• Xactimate-format documentation on insurance claims; supplement filings on every undercounted estimate.
• One company, one contract, one point of contact — from the inspection through the final paint touch-up.

Phase III Construction LLC
37600 Ford Rd, Westland, MI 48185
(734) 237-7322

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