A Unit Offline Costs MoreThan The Repair Does.
Multifamily, apartment, condominium and mixed-use restoration across Metro Detroit — scoped around the thing that actually shows up on your operating statement: how long the door stays locked.
Call 888-838-7170Contact us60 minon site, 24/7One licensethrough rebuild1 yearworkmanship4.8★178 reviews
The repair invoice is rarely the biggest line.
You already know how to run a building. What you need from a restoration vendor is a straight answer about how long the units are down, early enough to act on it.
Ask what a restoration event costs and most people quote the repair. The repair is the part you can see.
A flooded stack in a mid-size building is a maintenance problem. The same flooded stack four days later is a leasing problem, a concession problem and a reputation problem. The scope of work barely changes between those two sentences. What changes is elapsed time, and elapsed time is decided in the first few hours — before anyone has opened a claim.
So we scope backwards from the door. Which units can stay occupied, which genuinely cannot, and what has to happen for the ones that cannot to reopen soonest. That answer goes to you on day one, in writing, because every downstream decision you have to make depends on it.
The downtime ledger.
Five places a multifamily loss actually costs you, and the one lever that moves each of them. None of them is the price per square foot of drywall.
| Where it lands | Driven by | What moves it |
|---|---|---|
| Turn time | How long the unit is unrentable end to end | Drying designed on day one instead of day three, and a rebuild crew that is already under the same contract — no re-bid gap between mitigation finishing and reconstruction starting. |
| Resident goodwill | Whether people were told what was happening | Written access windows, sealed work areas, protected common paths. Most complaints are about surprise, not about noise. |
| Scope creep | Affected area mapped late or mapped short | Moisture mapped across unit lines at the start, because water moves through shared assemblies. A missed cavity is a second mobilization. |
| Claim friction | Documentation the carrier can act on | Xactimate line items, measured affected areas and logged drying goals filed as we go, so the adjuster is not waiting on us to release funds. |
| Repeat work | Whether the rebuild holds | One licensed builder start to finish, plus a one-year workmanship warranty on the reconstruction. |
Residents find out from you, not from the noise.
The operational difference between a restoration vendor and a good one is almost entirely about what residents experience while the work happens.
- Hour 0You call, a person answersNot a call center taking a message. The person who picks up can dispatch a crew and will tell you the arrival window before the call ends.
- Inside 60 minCrew on site, source stopped, area containedFloor protection and containment go in before demolition, not after. In an occupied building the protection is the first task.
- Same dayAffected units identified in writingWhich units are habitable, which are not, and what has to happen for the ones that are not to reopen. This is the message you forward to ownership.
- Day 1 onwardAccess windows published to residentsScheduled with you and communicated before crews knock. Work areas stay sealed between visits and common paths stay usable throughout.
- At completionDocumentation package and warrantyDrying logs, measured areas, photo index and line items, plus the one-year workmanship warranty on reconstruction we performed.
Everything here can be checked before you call.
Most restoration companies tell you they are certified. This is what DriForce actually holds, and where you can confirm it independently.
- IICRC Certified FirmWater restoration, applied structural drying, microbial remediation, fire and smoke, odor control and trauma certifications held on staff. Listed publicly in the IICRC Global Locator under our legal entity, Absolute Water Removal, LLC dba DriForce Property Restoration — verify it before you call, not after.
- Michigan Builder License #2102202262Mitigation and reconstruction run on one license, under one contract. You are not handed to a separate general contractor when the drying finishes.
- One-year workmanship warrantyOn reconstruction we perform, separate from any manufacturer warranty on materials. Ask any other restorer you are considering to put theirs in writing.
- Documentation on requestW-9, certificate of insurance and current certifications supplied before work starts, so vendor onboarding is not the thing holding up mitigation.
What property managers ask us first.
How fast can you actually be on site at one of our properties?
Inside 60 minutes across Metro Detroit, 24 hours a day. The phone is answered by a person, not a machine, and the person answering can dispatch.
Our units are occupied. How do you handle resident access?
We schedule access with you, not around you. Residents get a written window, work areas are sealed and floor-protected before anything else happens, and common areas stay usable. Where a unit genuinely cannot be occupied we tell you that on day one rather than three days in, because that is the decision that actually costs you money.
Do you bill our insurance carrier directly?
Yes. We document in Xactimate, the estimating platform most carriers use, and bill the carrier directly so the claim does not become your accounts-payable problem.
Can you do the rebuild too, or just the drying?
Both, on one license. DriForce holds Michigan Builder License #2102202262, so mitigation and reconstruction run under one contract with one point of contact. You are not left sourcing a general contractor once the equipment comes out.
What happens with a loss that crosses several units?
It is treated as one event with one scope, not as separate jobs that happen to be next to each other. Water travels through shared assemblies, so the affected area is mapped across unit lines before drying is designed.
Do you warranty the reconstruction?
We carry a one-year workmanship warranty on reconstruction we perform, separate from any manufacturer warranty on the materials themselves.
Which communities do you cover?
Oakland, Macomb and Wayne counties from our Troy office, and St. Clair County and the Blue Water Area from our Port Huron office.
Can you work with our existing maintenance team?
Yes, and it usually shortens the job. Your team knows where the shutoffs are and which risers feed what. We scope the work, agree who does which part, and document the split.
Tell us the address and how many units are affected.
That is enough for us to mobilize. Everything else — carrier, policy number, unit list — can follow once crews are moving.
Send the details
A person answers 24/7. Prefer to type it? Send what happened and we respond the same day.
DriForce handles water damage, fire and smoke damage, mold remediation, storm damage, hazardous materials cleanup, frozen and burst pipes, contents and document recovery and reconstruction — the full scope under one licensed builder. For multi-building or industrial events see large loss restoration, and for the complete commercial picture see commercial restoration. Crews dispatch 24/7 from our Troy office across Oakland, Macomb and Wayne counties and our Port Huron office across St. Clair County and the Blue Water Area.