Housing Profile and Building Architecture in REO Town

REO Town is a historic area south of downtown Lansing along South Washington Avenue and the Grand River. Named after the REO Motor Car Company, the area grew around car factories in the early 1900s.

Housing consists of early wood-frame worker cottages, brick two-family flats, and converted brick lofts. Older homes rest on foundation walls made of Michigan fieldstone, hand-laid brick, or early poured concrete rubble cellars.

Over the past decade, REO Town has seen new growth with coffee shops, local diners, and arts studios. Beneath the streets, cast iron water mains and older sewer laterals connect properties to city networks.

Drinking water comes from the Lansing Board of Water & Light (BWL) from deep city wells. Rain runoff and domestic sewage flow through municipal utility pipes toward the regional water plant.

Local Water, Sewer, and Moisture Challenges

Because REO Town sits along low-lying river land with older pipes, properties face unique water risks:

Combined Sewer Overflows During Storms: Older parts of REO Town retain legacy combined sewer pipes. During heavy downpours, storm runoff can overload city sewer mains, forcing dirty water up through basement floor drains.
Grand River Groundwater Inflow: Being near the Grand River creates high water tables across low-lying lots. Saturated soil presses against foundation walls, pushing water through stone joints and concrete floor slabs.
Fieldstone and Mortar Breakdown: Many early workers’ cottages feature century-old fieldstone cellars. Constant moisture breaks down soft lime mortar, resulting in damp cellars, crumbling walls, and mold growth.
Aging Drain Stacks and Cast Iron Pipes: Decades of rust and mineral buildup choke old cast iron drain lines. Slow drains, grease clogs, and pinhole pipe leaks frequently damage lower rooms.

4 Critical Safety Actions During a REO Town Water Emergency

Taking simple safety steps protects your home and keeps your household safe:

Check electrical safety first. If your breaker panel is in a wet basement, stay out. Never walk through standing water to reach switches. Call the Lansing Board of Water & Light or an electrician to cut power safely from outside.
Turn off the main water valve. Locate your main domestic water shutoff valve near where the service line enters your basement. Turn the valve handwheel clockwise until water flow stops completely.
Move personal items to dry ground. Carry rugs, cardboard boxes, and light furniture upstairs. Put aluminum foil squares under wooden furniture legs to avoid floor stains.
Call for 24/7 restoration or plumbing help. For water removal, sewage extraction, or mold cleanup, call (877) 422-0329. For emergency plumbing and leak detection, call (866) 487-0556.

Local Restoration and Plumbing Referral Services

Michigan Water Damage Referral Network connects REO Town property owners and business managers with independent trade contractors:

Lansing Water Damage Restoration – Water extraction for riverfront cellars, structural timber drying, and air drying.
Lansing Mold Remediation – Air quality checks, plastic dust barriers, and clean washes for damp wall cavities.
Lansing Fire Damage Restoration – Soot cleanup, smoke odor removal, and structural framing repairs.
Lansing Biohazard Cleanup – Waste cleanup for drain line backups and dirty water spills.
Lansing Plumbing Services – Drain snaking, camera sewer checks, and emergency pipe fixes.

Cleanup and drying usually do not need a permit. Rebuilding, electrical, and plumbing work usually do. Check with the City of Lansing Building Safety Office for trade permit rules. They handle building and trade permits.

Connections to Nearby Lansing Neighborhoods

REO Town connects directly to neighboring Lansing communities along South Washington Avenue:

Downtown Lansing – Located directly north, housing the State Capitol and downtown office towers.
Moores Park Lansing – Located to the southwest along the river curve, known for historic homes and parklands.

Frequently Asked Questions About REO Town Property Damage

Why do basement drains in REO Town back up during heavy rain?

Legacy combined sewer pipes can fill with rain runoff during storms. Without a backflow preventer, wastewater pushes backward into low basement drains.

How do property owners stop water seepage through old stone cellars?

Installing a heavy-duty sump pump with a battery backup unit, clearing gutters, and repointing foundation mortar keeps water away from stone basements.

Does standard insurance cover sewer backups in REO Town?

Standard homeowners policies typically exclude sewer backups unless you have added a specific sewer and water backup rider. Check with your insurance carrier.

Connect with a REO Town Trade Specialist

Do not let water damage or a plumbing break ruin your REO Town property. Call Michigan Water Damage Referral Network today. Call (877) 422-0329 for water, mold, or biohazard cleanup. Call (866) 487-0556 for emergency plumbing and leak detection.

REO Town Emergency Property Damage & Plumbing Referral