Main Street area · Crawl-space leak
Slow leak in a pier-and-beam crawl space caused early mold. Crawl space dried and treated, original floors saved.
Crews on call right now: 24/7/365
IICRC-certified
We bill your insurance
Text us a photo
Hablamos español
Serving Grapevine 76051
Restoration Services in Grapevine, TX
Older buildings near Main Street and newer homes by the lake fail in different ways, and we've worked on both. Whether it's a shop or a house, we stop the damage, dry the structure and handle the repairs at any hour, with bilingual crews.
Locally owned
IICRC-certified
Hablamos español
We bill your insurance
Open 24/7
Who we are
Best Option Restoration of Keller is a local, owner-run restoration company working in Grapevine and nearby cities.
How fast
Local crews, 24/7. Grapevine is about 20 minutes away, and we target arrival within 60 minutes.
Insurance
Billing goes directly to your insurance company. You pay your deductible.
Hours
24/7, holidays included. No phone tree. A person answers in English or Spanish.
Damage happening right now?
Do these three things first.
¿Emergencia? Llámenos. Hablamos español.
Call now: (972) 357-1931- 1Stop the source. Shut the main water off. If you can't find it inside, use the valve at the street meter.
- 2Stay safe. Turn off the breakers for wet areas, and keep out of standing water.
- 3Take photos. Snap photos before moving furniture or belongings.
Safety first
Get out and call 911 if you notice any of these
Once everyone is safe, call us. We'll take it from there.
- You smell gasLeave now. Don't flip switches.
- Sparks or a wet breaker panelStay out of the water.
- A sagging or bulging ceilingIt can come down without warning.
- Smoke, fire or structural crackingGet everyone outside first.
What we fix in Grapevine
From the first call to the final repair, it's one company.
Our specialty
Water damage restoration
Crawl-space leaks in historic pier-and-beam homes and water heater bursts in newer ones. We find hidden moisture and dry it properly.
Water damage in Grapevine →
Fire & smoke damage
Smoke and soot cleanup that’s gentle on original woodwork in historic homes.
Storm & hail damage
Tarps and drying after spring hail and storms across Grapevine.
Mold removal
Mold removal in crawl spaces and lakeside homes with higher humidity.
Sewage cleanup
Cleanup after sewer backups in older homes and commercial buildings.
Belongings cleaning & storage
Packing and storage for belongings, including antiques and heirlooms.
Repairs & rebuild
Rebuilds with City of Grapevine permits and any historic district requirements handled.
Businesses
Overnight, phased work for hotels, offices and Grapevine Mills retailers.
Asbestos testing
Testing in historic buildings before any renovation.
24/7 emergency restoration
A 24/7 dispatcher, with crews about 20 minutes from Grapevine.
Why Grapevine homeowners call us
From historic Main Street homes to lakeside builds, here's why Grapevine calls us.
Local, with backup
Locally owned, nationally backed
A local owner you can reach directly, with extra crews for hotels and large commercial jobs.
Faster drying
Gentle drying for older homes
Gentle heat-assisted drying helps save original wood floors and trim in historic Grapevine homes.
Certified
IICRC-certified technicians
Certified by the IICRC in water damage, structural drying and fire and smoke restoration.
Bilingual
English or Spanish
Homeowners, business owners and staff can work with us in English or Spanish.
Hablamos español.
How it works
Our process has four steps, and you'll have one contact throughout.
Step 1You call, we answer
Someone picks up and explains what to do until the crew arrives.
Step 2We stop the damage
We contain the damage and take photos for your insurance company.
Step 3We clean and dry
Daily moisture checks until everything reaches dry standard.
Step 4We rebuild
We rebuild what was damaged and follow the claim through to payment.
We work with your insurance company
We've worked with every major carrier, and we bill them directly. You pay your deductible. We handle the photos, readings and forms your adjuster asks for.
- ✓Direct billing to your insurance company
- ✓Full documentation sent straight to your adjuster
- ✓NFIP flood claim experience after major disasters
Don't see your insurer? We work with them too. Just ask.
Reviews & recent work
★★★★★
Our 1940s house near Main Street had a leak in the crawl space we didn’t know about. They dried it out, treated the mold and were really careful with the original floors.
★★★★★
Water heater burst in the garage and flooded into the den. Fast response, friendly crew, and they handled the insurance paperwork.
★★★★★
Grapevine office building, sprinkler line broke on a weekend. They had us dried out and open Monday morning. Highly recommend for businesses.
Dove Road · Garage water heater burst
Burst water heater flooded the garage and den. Extracted the same night, dry in 3 days, baseboards and drywall replaced.
Near Grapevine Mills · Office sprinkler break
Fire sprinkler line broke over a weekend. Office extracted and dried so the business reopened on Monday.
Local know-how
Restoring homes in Grapevine
Grapevine mixes historic homes near Main Street, many on pier-and-beam foundations with older plumbing, with newer neighborhoods near the lake and a large base of hotels, offices and retail around DFW Airport. Crawl-space leaks in older homes can go unnoticed for months, while commercial properties need fast, phased restoration to stay open.
Grapevine details
County
Tarrant
School district
Grapevine-Colleyville ISD
Main roads
SH 114, SH 121, Main St, Dove Rd, Hall-Johnson Rd
Local landmarks we work around
Historic Main Street
Older homes and shops where we take extra care with original materials.
Grapevine Vintage Railroad
A Main Street landmark near the historic district.
Grapevine Mills
Retail and offices we restore after hours.
Lake Grapevine
Lakeside neighborhoods with higher humidity and mold risk.
Nash Farm
A historic landmark in the heart of the city.
What damages Grapevine homes
Common problems in Grapevine homes, by season.
Winter
Frozen pipes in crawl spaces
Pier-and-beam homes have pipes in the crawl space, where they freeze first.
Spring
Hail and storms
Spring storms damage roofs across the city, and leaks show up during the next rain.
Summer
Crawl-space moisture and mold
Humid air in crawl spaces plus a slow leak is a common cause of mold in older homes.
Year-round
Commercial sprinkler and plumbing breaks
Hotels and offices see sprinkler and supply-line breaks that need fast, after-hours response.
Common questions
Do you cover all of Grapevine?+
Yes. We cover every part of Grapevine, ZIP code 76051, from the historic Main Street district to the neighborhoods along Lake Grapevine and Dove Road. We aim to be there within 60 minutes.
What do Grapevine homeowners call you for most?+
Water damage. Grapevine has historic homes near Main Street with older plumbing and pier-and-beam foundations, plus newer homes near the lake. Burst pipes, water heater leaks and spring hail make up most of our calls.
Do you work on historic homes near Grapevine’s Main Street?+
Yes. We dry in place wherever possible to save original wood floors and trim, and we work within any historic district requirements during the rebuild.
Can you restore hotels and offices in Grapevine?+
Yes. We phase commercial work around guests and staff, and we can work overnight to keep your business open.
How quickly can you reach Grapevine?+
Usually about 20 minutes from our office.
Do you clean up crawl-space mold?+
Yes. We dry the crawl space, remove the mold and recommend ways to keep moisture out.
Can you bill my insurance?+
Yes. Our documentation goes to your adjuster, and we bill your insurance company. Your part is usually just the deductible.
Grapevine neighborhoods we serve
Historic Main Street area
Near Lake Grapevine
Dove Road area
Near Grapevine Mills
Hall-Johnson Road area
Nearby cities
Written and reviewed by Jonathan Dempsey, Best Option Restoration of Keller · Last updated October 16, 2026 · Drive times are typical estimates, not guarantees.