Southeast Michigan • Washtenaw County • Ann Arbor Region
Phase III Construction serves Ann Arbor, Ypsilanti, Saline, Dexter, Chelsea, and every community in Washtenaw County — fire, hail, storm, and water damage restoration with full insurance claim management from first call to final payment.
From emergency stabilization to complete rebuild — every phase, every claim, every jurisdiction in Washtenaw County.
Emergency board-up, debris removal, structural rebuild, smoke and soot remediation. We document every surface before anything moves. Learn more →
Roofing systems, gutters, siding, windows — full hail and storm restoration across the I-94 and US-23 hail corridors. Learn more →
Emergency extraction, structural drying, mold prevention, complete rebuild. Huron River basin flood claims handled with full FEMA zone documentation. Learn more →
Smoke infiltrates further than the fire. We clean structural surfaces, HVAC systems, and contents — then rebuild what cannot be saved. Learn more →
University city anchor, executive suburbs, working-class neighborhoods, and agricultural farmhouses — no single county in Phase III's service area demands more from a restoration contractor.
Washtenaw County sits 35 miles west of Detroit and is anchored by Ann Arbor, home to the University of Michigan's approximately 53,000-student campus. That single fact shapes the entire county's property stock in ways that carry directly into how restoration claims are scoped and priced. Ann Arbor contains high-density university-adjacent rental housing around central campus where landlord policies cover multi-unit buildings with complex per-unit documentation requirements. It also contains premium executive residences in Ann Arbor Hills and Scio Township neighborhoods where custom finishes and period architecture demand precise matching that standard Xactimate catalogs routinely underprice.
Move east and the county character changes entirely. Ypsilanti holds older working-class ranches, bungalows, and modest Cape Cods that carry a different restoration profile than the city to the west — straightforward structural work but often deferred maintenance that requires careful documentation to separate insurance-covered storm loss from pre-existing condition. Move west and you find agricultural transition communities: Manchester, Chelsea, and Lyndon Township, where farmhouses and outbuildings sit on large parcels and fire department response times are longer, which typically increases average fire claim scope.
Saline and Pittsfield Township represent Washtenaw County's newest residential development — subdivision construction from the 1990s through 2020s, builder-grade materials, and relatively straightforward permit processes. Whitmore Lake straddles the county line and draws clients from both Washtenaw and Livingston County simultaneously. Phase III knows all of these communities, their property stock, their permit jurisdictions, and the insurance carriers operating in each.
Flood zones, hail corridors, premium residential enclaves, and historic architecture — location determines scope complexity in Washtenaw County.
The Huron River runs southwest to northeast through the middle of Washtenaw County, draining through Dexter, Ann Arbor, and Superior Township before continuing east. This corridor defines the county's flood exposure. The March 15, 2012 storm event hit Dexter directly — a tornado and associated flooding caused significant structural damage across the community and established documented flood scope patterns that still inform how we build claims in the river basin today. Properties along the Huron in Dexter, portions of Chelsea Township, and low-lying areas of Ann Arbor near Argo Pond remain in active FEMA Special Flood Hazard Areas. For these properties, Phase III builds pre-loss photography that captures flood zone designation documentation alongside structural damage documentation, because that distinction matters for claim eligibility.
The hills east of downtown Ann Arbor and the Scio Township residential communities to the west represent some of southeast Michigan's highest-value residential stock. Stone exteriors, slate and copper roofing accents, custom millwork, multi-zone mechanical systems, and landscaping that integrates with the structure all add scope complexity that general contractors inexperienced with this market regularly miss. When a hail storm or fire hits a home in Ann Arbor Hills, the restoration scope cannot be priced at the same per-square-foot rate as a Saline subdivision. Phase III identifies every custom material, documents the matching requirement, and ensures the scope reflects actual replacement cost rather than a generic substitute that the carrier prefers but the homeowner cannot live with.
Washtenaw County sits at the intersection of two major interstate corridors that see consistent storm-cell tracking from the southwest. Hail-producing supercells moving northeast from Ohio and Indiana follow the I-94 axis through Saline, Ypsilanti, and Ann Arbor, while US-23 aligns a separate storm track through Whitmore Lake and northward. Phase III tracks hail event data for this corridor and has built multiple claims for clients who did not realize a storm that passed through the county weeks earlier had left marginal damage that compound settlement created significant visible impact months later. If you are in the I-94 or US-23 corridor and a significant storm has moved through in the past year, a free Phase III inspection may identify damage that has not yet been reported.
Ann Arbor's Old West Side neighborhood, Burns Park, and the historic streets near downtown contain Victorian, Craftsman, and mid-century brick homes with architectural details that create genuine matching challenges after fire or hail. Custom woodwork profiles, period window configurations, brick masonry in discontinued runs, and plaster wall systems that cannot be patched to standard drywall specification — each of these requires a contractor who documents and prices the specific item, not a generic equivalent. Phase III works with specialty millwork suppliers and masonry contractors who can source or replicate period materials. We build the documentation that justifies those line items in the insurance scope, including manufacturer quotes and specialty sourcing documentation where required.
Huron River basin flood scope, hail corridor exposure, and premium material matching all demand documentation that most contractors never build.
Washtenaw County claims require a more layered documentation approach than most SE Michigan markets for three specific reasons: active flood zones along the Huron River basin, consistent hail corridor exposure at both the I-94 and US-23 axes, and a historic architecture stock in Ann Arbor that creates material matching complexity that standard pricing databases cannot resolve without supplemental documentation.
For Huron River basin flood claims, Phase III documents the FEMA flood zone designation, the pre-loss condition at grade and below grade, all mechanical equipment that may have been impacted, and the full water intrusion pathway. We separate the insurance-covered sudden loss from any pre-existing moisture history — a critical distinction that carriers will challenge and that our documentation is built to answer directly. Properties in Dexter that saw the 2012 event may have prior claim history that insurers reference; we account for that history in our scope presentation.
For hail claims in the I-94 and US-23 corridors, Phase III does not limit documentation to roofing plane measurements. We photograph gutters, downspouts, window frames, sill caps, soffit vents, AC condenser fins, skylights, and exterior lighting fixtures. Every hail-impacted surface gets a line item. Carriers operating in the Ann Arbor market have become more aggressive about limiting hail scopes to roofing only; Phase III supplements for every surface and produces physical evidence to support each line item.
For period and historic homes in Ann Arbor, documentation includes photographs of the original material in undamaged adjacent areas for matching reference, manufacturer identification where possible, and in some cases third-party appraisal of replacement cost for architectural elements that are genuinely custom. This file structure means our supplemental requests are answered, not denied.
Four separate building authorities operate in Washtenaw County. Phase III knows every jurisdiction and handles every permit from submission to final inspection sign-off.
Washtenaw County Building Department governs all unincorporated townships — Scio, Superior, Pittsfield, Lyndon, Manchester, Dexter, and others. County permits for structural restoration, roofing, and mechanical work typically process within 5–10 business days for residential projects. Phase III has an established working relationship with the county building office and submits complete permit packages on first filing, which reduces revision cycles.
For flood zone properties in Dexter Township or along the Huron River basin, Washtenaw County building permits require FEMA substantial improvement determinations when restoration costs approach 50% of assessed value. Phase III documents claims specifically to support that determination process and has navigated it on multiple properties.
Ann Arbor operates its own building services department with some of the more thorough residential permit review processes in southeast Michigan. Structural restoration, roofing, and full rebuilds in Ann Arbor require detailed permit packages with contractor license verification and often an energy code compliance component for work exceeding defined thresholds. Inspection scheduling in Ann Arbor can run 3–7 days, which Phase III accounts for in project scheduling to avoid delays that push out completion.
Old West Side and historic district properties in Ann Arbor may also require Historic District Commission review for exterior changes. Phase III identifies HPC applicability at project intake and coordinates the process to avoid mid-project surprises that disrupt the insurance claim timeline.
Ypsilanti's building inspections department is separate from both Ann Arbor and Washtenaw County. Ypsilanti processes are generally faster than Ann Arbor for standard restoration permits but have their own documentation requirements for licensed subcontractors. Phase III maintains all required licensing and insurance documentation on file for Ypsilanti permit submissions. Ypsilanti's older housing stock — pre-war bungalows and worker housing near the former manufacturing corridor — frequently presents knob-and-tube wiring and older mechanical systems that must be identified and addressed in the scope before permit issuance.
Saline's building department covers the city limits and processes permits for the newer subdivision construction that dominates Saline's residential stock. Permit timelines in Saline are among the faster in the county for standard residential restoration, and the department has established processes for roofing and siding permits that Phase III uses regularly. For full-structure fire rebuilds in Saline, we coordinate the permit sequence across roofing, framing, mechanical, electrical, and insulation inspections to keep the critical path on schedule and avoid gaps that extend the insurance claim period.
Every claim follows the same four-step process — and we manage every step so you do not have to.
We respond on-site within 2 hours to any Washtenaw County location, 24 hours a day, 7 days a week including holidays. From our Westland base, Ann Arbor is approximately 30 minutes under normal conditions. First priority is securing your property, stopping further damage, and documenting pre-mitigation conditions before anything is touched.
We photograph and document every affected surface before mitigation begins. This documentation is structured for Xactimate — the estimating platform your insurance adjuster uses. Huron River flood properties get additional FEMA zone documentation. Historic Ann Arbor properties get material identification and matching reference photography. Hail properties get every surface cataloged, not just the roof.
We work directly with your adjuster, attend the inspection when possible, and review every estimate line by line. We supplement for missed items, push back on underpaid materials, and document custom finish matching requirements. Washtenaw County claims — particularly on Ann Arbor period homes and Huron River flood properties — routinely require supplements. We build the file that supports them.
As a licensed Michigan General Contractor, we pull all permits across all Washtenaw County jurisdictions — Ann Arbor, Ypsilanti, Saline, and the county building department. We handle every trade: framing, roofing, drywall, flooring, painting, mechanical, and electrical. Every project is built to pre-loss condition or better, with all required inspections and final sign-offs complete before close-out.
30 years serving SE Michigan. We know Washtenaw County's property stock, its carriers, and its building departments.
First adjuster estimates in Washtenaw County regularly miss scope — period materials in Ann Arbor, flood zone documentation in Dexter, hail damage on non-roof surfaces across the I-94 corridor. Phase III reviews every estimate and supplements for every missed item. We do not accept the carrier's first offer as the final answer.
Understanding Washtenaw County means knowing which neighborhoods have historic district overlay requirements, which townships have Huron River flood zone exposures, and which carriers operate most aggressively in the Ann Arbor market. That knowledge changes how we build claims and what homeowners actually recover.
Phase III serves every city and township in Washtenaw County. Click any city below for local coverage details.
ZIP codes served: 48103, 48104, 48105, 48108, 48109, 48118, 48130, 48158, 48160, 48176, 48189, 48191, 48197, 48198, 48895. View full service area →
Phase III responds across Washtenaw County within 2 hours. No obligation. No cost. We document everything and tell you exactly where you stand before any work begins.
Yes. Phase III serves every city and township in Washtenaw County including Ann Arbor, Ypsilanti, Saline, Dexter, Chelsea, Milan, Manchester, Whitmore Lake, Pittsfield Township, Scio Township, Superior Township, and Lyndon Township. We know every jurisdiction and its permit process.
We provide fire damage restoration, hail and storm damage repair, water and flood damage restoration, smoke and soot cleanup, mold remediation, emergency board-up, contents restoration, and complete structural rebuild. We also manage the full insurance claim process from first notice of loss through final payment.
The March 15, 2012 Dexter tornado and associated flooding established well-documented flood scope patterns along the Huron River basin. Properties in Dexter, portions of Chelsea, and low-lying areas near the Huron remain in active FEMA flood zones. This affects both claim eligibility and scope complexity. Phase III knows which properties carry flood zone designations and builds our documentation accordingly.
Document all visible damage immediately with photos and video, report the claim to your insurance carrier, and call Phase III before accepting any adjuster estimate. I-94 and US-23 corridor hail events frequently underrun initial adjuster estimates. We review every scope for missed items and supplement aggressively.
Yes. Ann Arbor's Old West Side, Burns Park, and historic downtown neighborhoods have Victorian, Craftsman, and mid-century brick homes where standard Xactimate catalogs often misprice materials. Phase III documents custom millwork, period trim profiles, and masonry matching requirements so your scope prices the actual restoration cost, not a tract-home equivalent.
State Farm and Allstate are the dominant residential carriers in Washtenaw County, with Auto-Owners, Citizens, USAA, and Frankenmuth Mutual representing significant secondary shares. University-adjacent rental properties are often insured through landlord specialty policies. Phase III knows how each carrier approaches claims in this market.
Yes. Ann Arbor, Ypsilanti, and Saline each operate their own building departments with distinct permit processes, inspection timelines, and documentation requirements that differ from Washtenaw County's building department. Phase III is familiar with all four jurisdictions and handles every permit from submission through final inspection.
Yes. Michigan law gives you the right to select your own licensed contractor. Insurance carriers may suggest or push preferred vendors, but you are not obligated to use them. You can hire Phase III directly and we will work with your carrier from that point forward.
We respond to emergencies across Washtenaw County within 2 hours, 24 hours a day, 7 days a week including holidays. From our Westland base, Ann Arbor is approximately 30 minutes under normal conditions. We triage by severity on arrival and begin stabilization immediately.
Yes. Phase III Construction LLC holds Licensed Residential Builder #262000615, carries full general liability insurance, and is BBB A+ accredited. We have served SE Michigan homeowners since 1993 and handle every scope from emergency board-up through complete structural rebuild.
Yes. High-density rental properties near U of M campus are covered under landlord or building-owner policies and are eligible for full insurance restoration just like owner-occupied homes. Phase III works with property owners and their carriers. Multi-unit claims require more detailed per-unit documentation, which we build into our scope process.
Almost never. First adjuster estimates in Washtenaw County routinely miss scope, underprice period materials in older Ann Arbor homes, and exclude legitimate line items on flood-adjacent properties. Phase III reviews every estimate and supplements for missed items. Our goal is your complete recovery, not the carrier's lowest payout.
Phase III responds 24/7 to fire, hail, water, and storm damage throughout Washtenaw County and all surrounding areas.
☎ (734) 237-7322In addition to Washtenaw County, Phase III Construction serves Wayne County, Oakland County, Livingston County, and Monroe County across all of southeast Michigan.