Fire, Hail & Water Damage Restoration in Ann Arbor, MI

Local Knowledge. Proven Results.

We Know Ann Arbor

Ann Arbor isn’t a single neighborhood — it’s a city of completely different housing stories. The 1890s Victorian on the Old West Side has lathe-and-plaster walls, original hardwood floors, and trim that you can’t replace from a home improvement store. The 2005 split-level in Pittsfield Township has engineered lumber framing and vinyl windows. A fire or storm hits them both the same way. Restoring them is not the same job.

Phase III Construction has worked across Washtenaw County for over 15 years. We’ve restored historic homes near campus where the character of every room matters as much as the structure itself. We’ve fought insurance adjusters who priced original millwork at commodity rates. And we’ve rebuilt new construction in Ann Arbor’s outer neighborhoods where scope grows fast if you let it.

We’re not a national franchise with a 1-800 number. We’re a Michigan company based in Westland — 30 minutes from your door — and your claim is managed personally from the first call through the final inspection.

What Sets Phase III Apart

We document before anything is moved or cleaned — the most important step in any insurance claim
Deep Xactimate expertise — we know where adjusters cut scope and we file supplements to recover it
Historic home experience — original character preserved, not substituted with modern equivalents
Single point of contact from day one through final inspection — no handoffs, no gaps
On-site in Ann Arbor within 2 hours for emergencies, any day of the year
We handle the insurance company — you focus on your family

Full-Service Restoration

Our Services in Ann Arbor, MI

Fire Damage Restoration

Ann Arbor’s older housing stock — especially near campus — requires restoration that preserves original character. We handle emergency stabilization, smoke penetration into wall cavities, structural rebuild, and complete interior finishing to pre-loss condition.

Pre-mitigation documentation before anything is touched
Thermal imaging for smoke penetration in wall cavities
Historic millwork and original-surface matching
Supplement filing to close gaps in adjuster estimates

Hail & Storm Damage

SE Michigan hail season runs April through September. Insurance adjusters routinely miss impact points on roofing, gutters, siding, and HVAC equipment. Phase III documents everything they miss and files the supplements to recover it.

Forensic roof inspection and close-up impact documentation
Gutter, fascia, soffit, and siding assessment
HVAC and AC condenser inspection
Formal supplement filing for all missed damage items

Water & Flood Damage

Spring flooding, burst pipes, and ice damming affect Ann Arbor homes every year. Huron River area properties face elevated flooding exposure. Older homes near campus have aging plumbing that fails without warning. Phase III responds fast and dries completely.

Emergency extraction and structural drying
Mold prevention and remediation
Insurance-grade moisture documentation
Complete interior rebuild after drying is confirmed

Smoke & Soot Cleanup

Smoke doesn’t stop at the fire room. In Ann Arbor’s older homes with open floor plans and aging HVAC systems, smoke travels into every wall cavity and duct. Professional remediation goes where visible cleanup never reaches.

Thermal imaging to locate hidden smoke penetration
Duct cleaning and HVAC system inspection
Odor neutralization — eliminated, not masked
Contents cleaning and pack-out services

Phase III In Action

How We Work

The difference between a Phase III claim and a typical contractor claim shows up in the settlement. Here’s what that looks like on real Ann Arbor projects.

Case Study · Fire Damage · Old West Side, Ann Arbor

Kitchen Fire in a 1920s Victorian — Smoke Spread to All Three Floors

Washtenaw County · State Farm Claim

A kitchen fire in a century-old Ann Arbor home caused visible damage to the kitchen and adjacent dining room. The State Farm adjuster’s initial estimate covered those two rooms. It missed the second floor entirely.

The real problem was invisible. The home’s original plaster walls and uninsulated interior cavities had allowed smoke to migrate throughout the structure. Phase III arrived within two hours. Before mitigation started, we ran a complete pre-loss documentation sweep — every room photographed, smoke migration mapped with thermal imaging, and a room-by-room Xactimate scope built that covered what the insurance estimate left out.

We supplemented for second and third floor smoke remediation, original-match plaster repairs (not drywall patch — the period character of the home required a proper match), and refinishing of hardwood floors the adjuster had marked as salvageable. The total supplemented recovery added 38% to the initial estimate. The family came home to a house that looked the way it should.

Outcome

Full restoration of all three floors. Original plaster repaired to period standard. Hardwood floors refinished. Insurance supplement recovered 38% above initial adjuster estimate.

Case Study · Hail Storm · Pittsfield Township

Major Hail Event — Roof, Gutters, Siding, and AC Unit All Missed on First Review

Washtenaw County · Auto-Owners Claim

A 2009 construction home in Pittsfield Township took a direct hit from a SE Michigan hail event. The Auto-Owners adjuster approved a partial roof replacement on two of four roof faces. The homeowner called Phase III before signing anything.

Our inspection found granule damage on all four roof faces (not just two), hail impact on gutters and downspouts (not listed), functional damage to the AC condenser coil fins (excluded), and clear impact points on all west-facing vinyl siding panels (left out of scope entirely).

Phase III re-documented with close-up impact photography and submitted a formal supplement. Auto-Owners approved the full scope: complete roof replacement, full gutter system, AC condenser, and all west-facing siding. The homeowner received what the storm actually caused — not what the first adjuster thought would be enough.

Outcome

Full roof, gutters, siding, and AC condenser replacement approved after supplement. Final settlement exceeded initial estimate by 61%. No out-of-pocket cost beyond the deductible.

The Phase III Process

How We Handle Your Claim

Most contractors fix the damage and hand you a bill. Phase III manages the entire claim — documentation, filing, supplements, and licensed rebuild — so you walk away with what your policy actually covers.

01

Emergency Response

On-site in Ann Arbor within 2 hours. Emergency stabilization begins immediately — board-up, tarping, water extraction — whatever stops further damage before weather or time compounds the loss.

02

Pre-Mitigation Documentation

Before anything is moved, cleaned, or repaired, Phase III documents the entire property. Photos, thermal imaging, room-by-room inventory. This pre-loss record is the foundation of your claim and the reason our clients recover more than average.

03

Forensic Assessment

We build a complete Xactimate scope of loss — the same tool insurance companies use. We know where adjusters cut scope, where they underprice materials, and what belongs in your claim that they typically exclude.

04

Supplement Filings

The first adjuster estimate is rarely the final number. Phase III identifies every missing item and supplements until the scope matches the actual damage. Our clients regularly recover 30–60% above initial estimates through this step alone.

05

Licensed Rebuild

Once scope is locked and funds approved, we rebuild to pre-loss condition. Licensed Michigan GC, permitted work, all inspections passed. For Ann Arbor’s historic homes, that means original materials and proper finishes — not cheaper modern substitutes.

Local Coverage

Ann Arbor Neighborhoods & Washtenaw County

Phase III serves all of Ann Arbor and the surrounding Washtenaw County communities:

Old West Side

Burns Park

Kerrytown

Huron Hills

Ann Arbor Hills

Water Hill

Pittsfield Township

North Campus Area

Saline

Ypsilanti

Milan

Chelsea

Dexter

Manchester

Whitmore Lake

Common Questions

Ann Arbor Homeowner FAQ

How quickly can Phase III respond to an emergency in Ann Arbor?

On-site within 2 hours for emergencies anywhere in Ann Arbor or Washtenaw County. We’re based in Westland — about 30 minutes from most Ann Arbor neighborhoods. Available 24/7, including nights and holidays. Non-emergency inspections are typically scheduled within 24–48 hours.

My home is historic. Can you preserve the original character?

Yes, and this is something we take seriously. Ann Arbor’s historic neighborhoods — the Old West Side, Burns Park, areas near campus — have original plaster walls, period millwork, and old-growth wood floors that are fundamentally different from modern construction. We match original materials rather than substituting cheaper modern equivalents, and we document the existing character before mitigation so the insurance claim includes proper replacement costs, not commodity pricing.

My insurance adjuster’s estimate seems too low. What should I do?

It probably is. Adjuster estimates frequently miss items, underprice materials, and exclude work that’s legitimately part of your claim. Phase III specializes in supplement filing — we re-document everything the adjuster missed and file formal supplements to recover what was left out. Our Ann Arbor clients have consistently recovered 30–60% above initial estimates through this process. Do not sign or accept the first offer without having it reviewed.

Do I need separate contractors for mitigation and the rebuild?

No — and we recommend against it. Splitting mitigation and rebuild between two contractors creates documentation gaps, scope disputes, and delays that almost always cost the homeowner money. Phase III handles both phases under one contract, one project manager, and one documentation chain from pre-mitigation photos through final permit inspection.

Do you work with all insurance carriers in Michigan?

Yes. We work with every major carrier active in SE Michigan — State Farm, Auto-Owners, Allstate, Farm Bureau, Frankenmuth Mutual, Citizens, Farmers, and others. We understand how each carrier approaches claims, where their adjusters typically cut scope, and how to document and present claims to get approvals. You don’t navigate that alone.

Ann Arbor’s Restoration Contractor
We Fight Your Insurance Claim.
Then We Rebuild.

We Know Ann Arbor

Our Services in Ann Arbor, MI

How We Work

Kitchen Fire in a 1920s Victorian — Smoke Spread to All Three Floors

Major Hail Event — Roof, Gutters, Siding, and AC Unit All Missed on First Review

How We Handle Your Claim

Ann Arbor Neighborhoods & Washtenaw County

Ann Arbor Homeowner FAQ

Ready to Get Your Life Back?

Ann Arbor’s Restoration ContractorWe Fight Your Insurance Claim.Then We Rebuild.

We Know Ann Arbor

Our Services in Ann Arbor, MI

How We Work

Kitchen Fire in a 1920s Victorian — Smoke Spread to All Three Floors

Major Hail Event — Roof, Gutters, Siding, and AC Unit All Missed on First Review

How We Handle Your Claim

Ann Arbor Neighborhoods & Washtenaw County

Ann Arbor Homeowner FAQ

Ready to Get Your Life Back?

Ann Arbor’s Restoration Contractor
We Fight Your Insurance Claim.
Then We Rebuild.