Water Damaged Ceiling and Drywall Repair in Lansing, MI
Lansing Elite Drywall repairs ceilings and walls that water has reached, from a ring under an upstairs tub to board that sat in a flooded basement. The source gets fixed first and the cavity dries before any sheet is hung. Crews cover Lansing and East Lansing first, then Holt, Okemos, Haslett, DeWitt, Grand Ledge and Mason.
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We recommend never closing up a ceiling that has had moisture damage until the meter says it's absolutely dry. The dark spots or rings on sheetrock show where the water was dripping, but not how far it reached into the other sheetrock.
- Source repaired first, then we open the ceiling
- Moisture readings taken past the stain line
- Stain-blocking primer under the finish paint
- Readings and measurements written down for a claim
Price the wet area
Typical prices per sq ft for Lansing jobs, from the source below. Your quote follows a look at the job.
$247 to $300
Call (517) 940-8317 for your priceAt a glance
| Leak patch, one ceiling | $402 to $486, mostly the visit minimum |
|---|---|
| Wet board cut out and replaced | $5.15 to $6.26 per sq ft |
| Whole 12 by 12 bedroom ceiling | $742 to $901 before paint |
| Repair time | 1 to 3 days; the framing dries first |
| Mold risk | Board still wet after two days |
| Pre-1978 homes | Lead rule applies past about 2 by 3 ft of old paint a room |
Water Damaged Ceiling and Drywall Repair Services
Ice Dam Stains Along Outside Walls
Ice dam stains along outside walls of a house are simply snowfall that is not draining well off the side of the house. Lansing receives 50.2 inches of snowfall every winter, and the roof edge ice can have melting water backing up and getting into the house. This typically will leave a brown mark along an outside wall that has had moisture on it for a long time.
Leaks Under a Bathroom
A worn tub overflow gasket or wax ring drips for weeks before a mark shows. We cut the plumber's opening square, joist to joist, so it becomes a clean patch later.
Frozen Copper in Exterior Walls
A split line in an outside wall soaks the sill plate. We probe the plate and studs first, and we would rather leave a wall open two more days than close it over damp wood.
Basement Water and Flood Cuts
A seeping wall, a failed sump or a river over its banks soaks basement board from the floor up. River water is grossly contaminated under the IICRC standard, so the board it touched goes, cut at 4 feet.
Soaked Plaster Ceilings in Older Homes
Wet lath swells and breaks the plaster keys. We let the lath dry before refastening anything, since swollen wood shrinks back and loosens a fresh repair; loose plaster comes down and shimmed board fills in.
Other Water Damage Work
Mold Behind the Board
Past roughly 3 by 3 feet of growth, a remediation firm comes in before new board.
Rental Units After a Leak
Lansing rentals need a Certificate of Compliance. Tell us the move-in day and we work to it.
How a Leak Repair Runs, Step by Step
A water damaged ceiling gets fixed in a set order. Skip a step and you pay for the repair twice.
- Water off at the source. The plumber or roofer goes first.
- Trace the wet zone. A pin meter moves out beyond the stain until readings fall. Damp board usually reaches further than the stain.
- Make it safe to cut. Fixtures near the opening come down and that circuit goes off.
- Remove every soft piece. Edges land on joists; where none sits, we add a nailer.
- Dry, then measure again. Air movers plus dehumidification keep going until joists and insulation read dry.
- Rebuild and finish. New board, mesh tape under setting mud, texture tried on scrap, stain blocker, then paint across the whole ceiling.
Dry It Where It Hangs
If the drywall that shows some moisture is not swollen, then we would dry it where it hangs. If it was a small drip and got fixed right away and the ceiling never sagged, vent holes would definitely give a faster drying time and be cheaper to fill and repair, because they only require small holes.
Cut It Out
Sagging board goes, and so does anything still wet after two days, when mold can start. We cut in straight lines at a set height, so new sheets fit without a ragged patch to fill.
Water Damage Drywall Repair Cost in Lansing
Most single-ceiling leak repairs in Lansing land around $402 to $486, mostly a minimum visit charge. Bigger cut-outs are priced by area.
| Water damage job | Lansing price, 2026 | Unit |
|---|---|---|
| Ceiling water damage patch | $402 to $486 | Per repair visit |
| Replace wet drywall | $5.15 to $6.26 | Sq ft |
| Hang new ceiling board | $2.84 to $3.41 | Sq ft |
| Tape and finish new seams | $1.28 to $1.55 | Linear ft |
| Skim coat a stained surface | $1.16 to $1.37 | Sq ft |
Market figures for zip 48912, September 21, 2026. Plumbing, roofing, remediation and repainting are extra. A whole 12 by 12 bedroom ceiling, 144 square feet, runs about $742 to $901 before paint.
- Meter readings. Price follows the wet area measured, often wider than the ring.
- What the water carried. A sewer backup adds a restoration firm.
- Plaster or drywall. Plaster cuts slowly, and its patch needs shims.
Does Homeowners Insurance Cover Water Damaged Drywall?
Usually yes for sudden water, like a pipe bursting in a January freeze. Usually no for a drip left for months. Flood needs NFIP, the federal flood program. Before anyone cuts, gather these for the adjuster:
- Photos of the stain and room, with a tape measure in view.
- The date the water started and the plumber’s or roofer’s invoice.
- Moisture readings and cut sizes, which we record on site.
Water Damage Drywall Repair in nearby areas
Get a quote on your water damage drywall repair
Describe the room and what happened to it. We call back with what the repair or hang probably involves and which details push the number up or down.
Water Damage Drywall Repair FAQs
My ceiling is bulging with water. What should I do right now?
If the ceiling is bulging with water, we would recommend shutting off the water to the house right away and also turning off any breakers to that room, just in case there's any electrical that is getting wet. The next thing would be putting a bucket below and drilling or poking a hole to drain the bulge.
Can I just paint over a water stain?
You should only paint over a water damaged area after the source has been fixed and the ceiling has completely dried. Then use some type of shellac or oil-based stain blocker first, before painting the normal paint in the house color over it.
Why is there a water stain on my ceiling when nothing is leaking?
Stains on a ceiling with no leak found could still be from a late winter melting ice dam. Also, test an upstairs shower for 10 minutes minimum to see if any drips are coming down onto the sheetrock. But typically, if there's a stain, it means water somewhere is hitting it.
How long does a ceiling repair after a leak take?
We recommend at least a two-day drying period with fans and dehumidifiers. For the patch time, you have to remember that each layer of mud takes about 12 hours minimum to dry, and there could be two or three layers of mud needed. In some cases, quick-drying mud can be used on the job.
Should I call a restoration company or a drywall contractor first?
We would recommend that if there is standing water or sewage water, you call a restoration company first. If it's just one stain and seems to be minor, then calling a plumber or roofer first would be ideal.
Does a water damage repair in Lansing need a permit?
Asking the city building office first whether a damage repair needs a permit would be best. Fees can be about $120 on work performed up to $2,000. Calling a couple of different sheetrock contractors should get you a similar answer, and we'll answer those questions as well.
Request a quote
Ringing (517) 940-8317 gets you a first figure fastest. Otherwise fill in the form and expect a callback.