Oakland County, MI · Ceiling leaks, roof leaks, ice dams · 24/7
Ceiling and Roof Leak Water Damage in Oakland County, MI
Water coming through the ceiling? We find where it went with a thermal camera, get the wet insulation and drywall out, and dry it before mold starts. 45 minute response, day or night.
Call now (586) 333-3156→- Storm and wind damage
- Ice dam leaks
- Wet attic insulation
- Insurance photos and readings
Read Your Ceiling: How Urgent Is It?
Call now: sagging or bulging
The drywall is holding water and can fall. Clear the room, turn off that ceiling's lights at the breaker, and put a bucket under the low point.
Call now: water at a light or fan
Water has reached an electrical box. Shut the circuit off at the panel and do not use the fixture.
Today: a stain that grows or bubbles
Water is still getting in, or it is trapped between the paint and the drywall. The insulation above is likely wet too.
This week: a dry, old ring
The leak may have stopped. Mark the edge with a pencil and look again after the next heavy rain. If it spreads past the mark, it is active.
Ice Dams: The Winter Leak in Oakland County
NOAA logged 25 heavy snow, winter storm and ice storm reports in Oakland County from 2010 to 2025. Ice dams are the most common winter cause of ceiling stains along outside walls.
Heat from the house melts snow on the upper roof. The water runs down and refreezes at the cold eaves. The ice ridge backs melt water under the shingles, and it comes through at the top of an outside wall or in a closet ceiling.
Michigan's residential code requires an ice barrier under asphalt shingles. The barrier must reach from the roof edge to a point at least 24 inches inside the exterior wall line. On roofs steeper than 8:12, the barrier must also extend at least 36 inches up the slope from the eave. This rule exists because ice dams force meltwater back under shingles.
Michigan Residential Code 2015, Section R905.1.2, via UpCodesMichigan's residential code sets attic ventilation at a minimum net free area of 1/150 of the vented space, or 1/300 when 40 to 50 percent of that ventilation sits in the upper attic within 3 feet of the ridge. Insulation may not block the airflow at eave or cornice vents.
Michigan Residential Code, Sections R806.2 and R806.3, cited in Macomb Township Residential Re-Roof Permit Requirements
Oakland County Storm Record: Wind, Hail and Ice
From 2010 to 2025, NOAA logged 381 damaging wind reports in Oakland County. The largest hail was 2.5 inches, and the strongest gust was about 81 mph. These are the most recent roof-damaging storms:
| Date | Place | Event | Size | What NOAA logged | Record |
|---|---|---|---|---|---|
| 2026-03-13 | High Wind | 62 mph gust | record | ||
| 2026-01-09 | High Wind | 58 mph gust | record | ||
| 2025-05-15 | Holly | Thunderstorm Wind | 70 mph gust | record | |
| 2025-04-29 | Cresent Lake Estates | Thunderstorm Wind | 60 mph gust | record | |
| 2024-11-10 | Holly Adelphian Arpt | Tornado | EF0 | record | |
| 2024-08-27 | Holly | Thunderstorm Wind | 66 mph gust | record | |
| 2024-08-27 | (Ptk)Pontiac Arpt | Thunderstorm Wind | 67 mph gust | record | |
| 2024-08-27 | (Ptk)Pontiac Arpt | Thunderstorm Wind | 66 mph gust | record | |
| 2023-08-24 | South Lyon | Thunderstorm Wind | 81 mph gust | record | |
| 2023-07-26 | Lathrup | Thunderstorm Wind | 68 mph gust | record | |
| 2023-07-26 | Oak Park | Thunderstorm Wind | 67 mph gust | record | |
| 2023-07-26 | Oak Park | Thunderstorm Wind | 68 mph gust | record |
Source: NOAA National Centers for Environmental Information, Storm Events Database, read 2026-10-02.
A winter storm on February 22, 2023 brought ice accumulations of a quarter to half inch across southeast Michigan. Oakland County logged $11 million in storm damage that day.
NOAA National Centers for Environmental Information, Storm Events Database, 2023 details fileA thunderstorm on April 17, 2024 brought a 56-knot gust to Oakland County and caused roof damage to a commercial and apartment building, with an estimated $20,000 in damage.
NOAA National Centers for Environmental Information, Storm Events Database, 2024 details fileAn August 24, 2023 thunderstorm hit Oakland County with a gust estimated at 70 knots, the strongest gust logged for either county in the 2020-2025 period checked here. The South Lyon DPW building had its roof torn off, with an estimated $7 million in damage.
NOAA National Centers for Environmental Information, Storm Events Database, 2023 details fileA weak tornado tracked through northern Oakland County on November 10, 2024, moving from a wooded marshland southwest of Holly into the Village of Holly. It caused scattered tree damage and loss of roofing material on some structures.
NOAA National Centers for Environmental Information, Storm Events Database, 2024 details fileStorm Reports by Town
| Town | Wind, hail and winter reports | Largest hail and gust |
|---|---|---|
| Troy | 16 | 1.0 in hail, gusts near 64 mph |
| Rochester Hills | 13 | gusts near 64 mph |
| Novi | 12 | gusts near 64 mph |
| Farmington | 11 | 0.75 in hail, gusts near 64 mph |
| West Bloomfield Township | 10 | 1.0 in hail, gusts near 64 mph |
| Birmingham | 9 | gusts near 63 mph |
| Bloomfield Hills | 7 | 1.0 in hail, gusts near 70 mph |
| Auburn Hills | 7 | 0.88 in hail, gusts near 63 mph |
| Royal Oak | 4 | 1.5 in hail, gusts near 60 mph |
| Southfield | 4 | gusts near 64 mph |
| Farmington Hills | 4 | 0.75 in hail, gusts near 63 mph |
Town Notes: Roof and Storm Damage in Oakland County
Novi
3.8% of Novi homes (1,097 of 28,809 units) were built before 1960, the newest housing stock recorded among the Oakland County cities and townships checked here. US Census ACS 2024 1-year, Table B25034, via Census Reporter
A thunderstorm on June 16, 2022 brought a 56-knot gust that blew down, snapped and uprooted numerous trees in and around the Novi Town Center. NOAA National Centers for Environmental Information, Storm Events Database, 2022 details file
Royal Oak
60.5% of Royal Oak homes (18,842 of 31,130 units) were built before 1960, the oldest housing stock recorded among the Oakland County cities and townships checked here. US Census ACS 2024 5-year, Table B25034, via Census Reporter
Royal Oak's Engineering Division does not require a permit for ordinary interior water-damage repairs such as drywall, electrical, plumbing, or mold remediation; its permits apply instead to work in the public right-of-way. City of Royal Oak, Permits
Southfield
28% of Southfield homes were built before 1960. U.S. Census Bureau, ACS 2020-2024 5-year, Table B25034, via Census Reporter
Southfield's Building Department, at 26000 Evergreen Road, handles the building, electrical, and plumbing permits that follow water damage; applications go in person, by phone at 248-796-4100, or through the city's BSA Online permit portal. City of Southfield, Building Department
Bloomfield Hills
25% of Bloomfield Hills homes were built before 1960. U.S. Census Bureau, ACS 2020-2024 5-year, Table B25034, via Census Reporter
Bloomfield Hills' Building Department, at 45 East Long Lake Road, can bundle the electrical, plumbing, and heating work tied to a roof or ceiling repair under one building permit, applied for through the city's BSA Online portal. City of Bloomfield Hills, Building Department
Farmington
39% of Farmington homes were built before 1960. U.S. Census Bureau, ACS 2020-2024 5-year, Table B25034, via Census Reporter
A thunderstorm on July 7, 2021 blew down multiple trees and blocked roadways across Farmington, with a 56-knot gust recorded; the City of Farmington estimated property damage near $1.5 million. NOAA National Centers for Environmental Information, Storm Events Database, 2021 details file
Farmington Hills
The median Farmington Hills home was built in 1978, and 16% of homes were built before 1960. US Census ACS 2020-2024 5-Year Estimates, Table B25035 / Table B25034, via Census Reporter
Farmington Hills' Building Division issues building, electrical, plumbing, and mechanical permits for a roof or ceiling leak repair through BS&A online; a homeowner doing the work personally must file a signed, notarized Homeowner Affidavit. City of Farmington Hills, Building Division
Auburn Hills
The median Auburn Hills home was built in 1991, the newest median build year recorded among the Oakland County cities and townships checked here; 15% of homes were built before 1960. US Census ACS 2020-2024 5-Year Estimates, Table B25035 / Table B25034, via Census Reporter
A thunderstorm on July 20, 2021 brought a 55-knot gust that knocked down trees in Auburn Hills. NOAA National Centers for Environmental Information, Storm Events Database, 2021 details file
Troy
The median Troy home was built in 1977. 10.4% of homes (3,604 of 34,644 units) were built before 1960, and 26.3% (9,100 units) were built before 1970. US Census ACS 2024 1-year, Table B25034/B25035, via Census Reporter
Troy's Building Department requires separate permits for electrical, mechanical, plumbing, sewer and building work, applied for online through BSAonline.com, with an inspection line at 248-689-5744 (8 a.m. to 2 p.m.). City of Troy, Building Inspections
Rochester Hills
The median Rochester Hills home was built in 1984. 9.3% of homes (2,875 of 30,961 units) were built before 1960, and the single largest decade of construction was the 1980s, at about 29% of all housing (8,924 units). US Census ACS 2024 1-year, Table B25034/B25035, via Census Reporter
Rochester Hills' Building, Ordinance & Facilities Department handles permits for repairs after water damage through its online permit portal or property lookup tool, reachable at 248-656-4615 or building@rochesterhills.org. City of Rochester Hills, Building
West Bloomfield Township
The median West Bloomfield Township home was built in 1980. 10.9% of homes (2,975 of 27,346 units) were built before 1960. US Census ACS 2024 1-year, Table B25034/B25035, via Census Reporter
A high wind event on September 7, 2021 produced scattered power outages from downed tree limbs and wires; a fire-station weather station in West Bloomfield measured a 54 mph wind gust. NOAA National Centers for Environmental Information, Storm Events Database, 2021 details file
Birmingham
50% of Birmingham homes were built before 1960, among the oldest housing stock recorded in this set of Oakland County cities and townships. U.S. Census Bureau, ACS 2020-2024 5-year, Table B25034, via Census Reporter
Birmingham's Building Department enforces city and state codes on construction, remodeling, and repair, which covers drywall and ceiling work after a roof leak; apply through the city's BS&A portal or call 248-530-1850. City of Birmingham, Building Department
Two Calls, in This Order
Cover the opening
A roofer or an emergency tarp stops new water. Nothing inside dries while rain still gets in.
Get the water out of the house
A restoration crew finds the wet area with a thermal camera and moisture meter, removes soaked insulation and drywall, and dries the framing.
Repair last
New drywall goes up only after the readings show dry wood. Painting over a damp ceiling brings the stain back.
Will Insurance Cover It?
A standard Michigan homeowners policy, whether Broad (HO-2) or All Risk (HO-3), lists windstorm and hail as covered perils for the dwelling, which covers most roof damage from a storm.
Michigan Department of Insurance and Financial Services, Your Guide to Homeowners InsuranceIf a homeowner disagrees with how an insurer handled a storm or roof claim, Michigan's DIFS asks the homeowner to first try to resolve it with the company, in writing, with dates and amounts, before filing a complaint with DIFS at 877-999-6442 or DIFSInfo@michigan.gov.
Michigan Department of Insurance and Financial Services, Your Guide to Homeowners InsuranceWhat helps a claim: photos of the ceiling and the roof from the ground, the date of the storm, daily moisture readings, and a list of what was removed and why.
How Old Are the Roofs Here?
Houses in Oakland County towns were built in these median years. Older homes often carry second-layer shingles and thin attic insulation, both linked to ice dams.
| Town | Median year built |
|---|---|
| Royal Oak | 1956 |
| Birmingham | 1960 |
| Farmington | 1966 |
| Southfield | 1969 |
| Bloomfield Hills | 1972 |
| Troy | 1977 |
| Farmington Hills | 1978 |
| West Bloomfield Township | 1980 |
| Rochester Hills | 1984 |
| Auburn Hills | 1991 |
| Novi | 1993 |
U.S. Census Bureau, ACS 5-year (B25035), via Census Reporter.
Ceiling and Roof Leak Questions
Water is leaking from my ceiling. What do I do right now?
Turn off the lights and ceiling fan on that ceiling at the switch or the breaker. Put a bucket under the drip. If the ceiling bulges, poke a small hole at the lowest point over the bucket to let the water out in one place, and keep people out from under it. Then call.
Will home insurance cover a roof leak?
Usually when a storm caused it. A standard Michigan HO-2 or HO-3 policy lists windstorm and hail as covered perils. Leaks from worn-out shingles or poor upkeep are usually not covered. The water damage inside is often handled with the roof claim.
What does a brown water stain on the ceiling mean?
Water reached the drywall at some point. If the stain is dry and does not grow after the next rain, the leak may have stopped. If it grows or feels damp, water is still getting in and the insulation above is wet.
What causes ice dams?
Heat from the house melts snow on the upper roof. The water runs down and refreezes at the cold eaves, making a ridge of ice. Melt water then backs up under the shingles and drips into the wall or ceiling, usually along an outside wall.
Do I call a roofer or a water damage company first?
Both, in this order: get the opening covered (a roofer or an emergency tarp), then get the water out of the ceiling, insulation and walls. A roofer fixes the roof. A restoration crew dries the house and checks for mold.
Can a wet ceiling be dried, or does it have to come down?
Drywall that is only damp can often be dried in place with air movers and a dehumidifier. Drywall that sags, crumbles or held standing water comes down, along with wet insulation above it.
How long does ceiling water damage take to dry?
Usually 2 to 4 days once the leak is stopped, longer if the attic insulation is soaked. Readings at the stain decide when it is done.