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Oakland County · Self-performed dry-outFlooded Basement Dry-Out in Oakland County
Oakland County basements flood from failed sump pumps, heavy rain and sewer backups. Our crew pulls the water out, removes what cannot dry and runs drying equipment until the meters confirm the job is done. You keep the readings for your claim.
What Happens When We Arrive
Find the source
Sump, floor drain, wall crack, supply line or appliance. The source sets the water category and the cleanup method.
Record it
Photos and video of the water line, each wet room and damaged contents, before anything is moved.
Extract
Pumps and extraction wands pull standing water off floors and out of carpet.
Tear out
Pad, insulation and drywall that cannot dry in place come out, cut in a straight line above the wet edge.
Drying runs for several days after that. We come back each day to read the meters, move equipment and record the progress.
Three Ways Water Gets In
Sump failure. A power outage or a worn pump lets ground water rise through the pit. Caught early, it is clean water and most materials can dry in place.
Seepage. After heavy rain, water pushes through cracks in the wall or floor. It wets the bottom of walls and carpet along the foundation.
Drain backup. Sewage comes up through a floor drain. Anything porous it touched comes out, and the surfaces are cleaned and treated before drying.
Sewage is Category 3 water under the IICRC S500 standard.
The Records You Get
An adjuster asks what got wet, how wet it was, and why each item came out. We answer with records: a dated photo set, a moisture map updated at each visit, the water category with its reason, a removal list, the days each machine ran, and final readings checked against dry material in the same house.
Flood and Heavy-Rain Reports in Oakland County, by Year
NOAA logged 20 flood, flash flood and heavy rain reports in Oakland County from 2010 to 2025. The worst year was 2020, with 4 reports. The places named most often: Ferndale (6), Franklin (2), Pontiac Arpt (1), White Lake (1), Bloomfield Highlands (1).
Source: NOAA National Centers for Environmental Information, Storm Events Database, read 2026-10-02.
How Old Are Oakland County Basements?
Median build year by town from the Census. Royal Oak has the oldest housing in this list, with a median build year of 1956. Age alone does not cause a flood. It tells you how long drain lines, sump pits and foundation walls have been in service.
| Town | Median year homes built | Homes built before 1960 | Owner-occupied |
|---|---|---|---|
| Novi | 1993 | 5% | 66% |
| Royal Oak | 1956 | 61% | 68% |
| Southfield | 1969 | 28% | 53% |
| Bloomfield Hills | 1972 | 25% | 86% |
| Farmington | 1966 | 39% | 62% |
| Farmington Hills | 1978 | 16% | 65% |
| Auburn Hills | 1991 | 15% | 51% |
| Northville | 1968 | 36% | 80% |
| Troy | 1977 | 11% | 73% |
| Rochester Hills | 1984 | 11% | 77% |
| West Bloomfield Township | 1980 | 14% | 84% |
| Birmingham | 1960 | 50% | 77% |
| Oakland County (all) | 1975 | 28% | 73% |
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates, tables B25034, B25035 and B25003, via Census Reporter.
Who Owns the Sewer in Your Town?
After a backup, Michigan law (MCL 691.1419) gives you 45 days to send written notice to the agency that owns the sewer. Here is what the public records say for Oakland County.
| Town | Public record to check | Phone in the record |
|---|---|---|
| Novi | City of Novi, Sewer Overflow or Backup Information | 248-735-5644 |
| Royal Oak | City of Royal Oak, Report a Concern; Wikipedia, George W. Kuhn Retention and Treatment Basin | 248-246-3000 |
| Southfield | City of Southfield, Public Works, Sewer and Drain | 248-796-4850 |
| Bloomfield Hills | City of Bloomfield Hills, Rouge River Watershed | 248-624-6366 |
| Farmington | City of Farmington, Water and Sewer Lines | 248-473-7250 |
| Farmington Hills | City of Farmington Hills, Sewer Backup Information | 248-858-1127 |
| Auburn Hills | City of Auburn Hills, Public Utilities | 248-391-3777 |
| Northville | City of Northville, Water & Sewer | 248-449-9930 |
| Troy | City of Troy, Water & Sewer Division | 248-524-3370 |
| Rochester Hills | City of Rochester Hills, Stormwater | 248-656-4640 |
| West Bloomfield Township | West Bloomfield Township, Water and Sewer | (248) 451-4780 |
| Birmingham | Citizen Portal: Oakland County water commissioner briefs Birmingham | 248-858-0958 |
Call the town to confirm the right office before you send notice. Send it in a way you can prove, and keep a copy.
Flooded Basement Questions in Oakland County
My sump pump stopped during a power outage. What now?
Stay away from water near outlets and cords. Call us to extract and dry. Ask your agent how your policy handles a sump pump failure.
Can carpet in a flooded basement be saved?
Sometimes. Carpet wet with clean water and dried fast can often stay. The pad under it usually comes out. Carpet that sewage touched comes out under the IICRC S500 standard.
Why do you cut drywall in a straight line?
We cut above the highest wet reading so the wall cavity can dry and the repair is clean. Meter readings set the height.
How do you know the basement is dry?
We compare readings in the wet area to the same material in a dry part of the house. When they match, drying is done and the equipment comes out.
What should I tell my insurer?
Tell them the date you found the water, where it came from if you know, and that drying has started. The state insurance department tells homeowners to notify promptly and protect the property.
Where do I send a sewer backup notice in Oakland County?
Send it to the agency that runs the sewer your home connects to. The table on this page links the public record for each town. Under MCL 691.1419 the written notice is due within 45 days after you discover the damage.
Basement Flooding in Oakland County?
Call at any hour. We cover Oakland and Macomb County.