Timarron · AC line overflow in the attic
Clogged condensate line soaked the attic insulation and the ceiling below. Crew on site within the hour, wet insulation and drywall out same day, dry in 3 days.
Crews on call right now: 24/7/365
IICRC-certified
We bill your insurance
Text us a photo
Hablamos español
Serving Southlake 76092
Restoration Services in Southlake, TX
Hardwood floors, custom millwork and finished attics raise the stakes on any Southlake loss, from Timarron to the lakeside homes. We protect those finishes while we dry, document everything for your carrier and rebuild to match. Available 24/7 in English or Spanish.
Locally owned
IICRC-certified
Hablamos español
We bill your insurance
Open 24/7
Who we are
Best Option Restoration of Keller is a locally owned restoration company serving Southlake and its neighbors.
How fast
Local crews, 24/7. Southlake is 15 to 20 minutes from our office, and our arrival target is 60 minutes.
Insurance
We handle billing with your carrier. You pay your deductible.
Hours
24/7, holidays included. A live dispatcher answers in English or Spanish.
Damage happening right now?
Three things to do right now.
¿Emergencia? Llámenos. Hablamos español.
Call now: (972) 357-1931- 1Stop the source. Close the main shut-off in the garage, or use the curb meter box as a backup.
- 2Stay safe. Turn off breakers for affected rooms and avoid standing water.
- 3Take photos. Photograph the damage and the source first.
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 Southlake
We clean up, dry out and rebuild, all as one company.
Our specialty
Water damage restoration
Attic water heaters, ice-maker lines and slab leaks in large custom homes. We find hidden moisture and dry hardwood, stone and cabinets in place whenever we can.
Water damage in Southlake →
Fire & smoke damage
Board-up, soot cleanup and smoke odor removal for kitchens and great rooms, including delicate finishes and fabrics.
Storm & hail damage
Tarps for tile, slate and premium shingle roofs after spring hail, plus interior drying once rain gets in.
Mold removal
Containment and removal for mold found in big attics, closets and behind wet bars, plus fixing the leak behind it.
Sewage cleanup
Disinfection after a sewer backup or overflow, including upstairs bathrooms over finished rooms.
Belongings cleaning & storage
Careful packing, cleaning and storage for art, furniture and high-value belongings during repairs.
Repairs & rebuild
Rebuilds matched to custom trim, cabinetry and flooring, with City of Southlake permits handled for you.
Businesses
After-hours work for Town Square shops, offices and restaurants so you can stay open.
Asbestos testing
Testing before demolition in older Southlake homes so the work stays safe.
24/7 emergency restoration
A live dispatcher day and night, and a crew heading to Southlake within minutes of your call.
Why Southlake homeowners call us
Large custom homes in Southlake need drying that protects expensive finishes.
Local, with backup
Locally owned, nationally backed
You talk to a local owner, not a call center. For big Southlake homes, the Best Option Restoration Network sends extra crews and equipment when needed.
Faster drying
Drying that protects finishes
Heat-assisted drying pulls moisture out of hardwood, stone and cabinets so more of your custom finishes can stay.
Certified
IICRC-certified technicians
Our technicians hold IICRC certifications in water, structural drying and fire restoration.
Bilingual
English or Spanish
Talk through the damage and the claim in whichever language your family prefers.
Hablamos español.
How it works
Four steps, and one person keeps you updated the whole time.
Step 1You call, we answer
A dispatcher answers and walks you through the next few minutes.
Step 2We stop the damage
We contain the damage and photograph every affected area.
Step 3We clean and dry
Daily readings tell us when every material is fully dry.
Step 4We rebuild
We rebuild to match your finishes and follow the claim to the end.
We work with your insurance company
We handle billing with your insurer directly. You pay your deductible. We give your adjuster the photos, readings and records they need.
- ✓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 AC drain line backed up in the attic and we didn't notice until the ceiling started sagging. Yikes. These folks showed up fast, cut out the bad drywall, and had fans going before dinner. Super chill, zero drama, and they kept the kids' stuff covered the whole time.
★★★★★
Small grease fire on the stove, but the smoke smell got into EVERYTHING. Curtains, couch, closets, you name it. They cleaned it all and honestly the house smells better now than before. Wish I'd found them years ago.
★★★★★
Found mold behind the washer when we were getting ready to sell. Kinda freaked out about closing on time. They set up containment, got it all out, and gave us the paperwork we needed for the buyers. Closed right on schedule. Total lifesavers.
Southlake Woods · Kitchen smoke damage
Stovetop fire left soot on the cabinets and smoke in the HVAC. Full clean, deodorization, and duct cleaning wrapped up in about a week.
Clariden Ranch · Mold behind the laundry
Slow washer leak caused mold inside the wall right before a home sale. Contained, removed, and cleared in 5 days so closing stayed on track.
Local know-how
Restoring homes in Southlake
Most of Southlake was built from the late 1980s on, with large two-story custom homes, high-end finishes and big attics holding water heaters and AC units. That combination means a small leak upstairs can reach hardwood, stone and custom cabinetry fast. We dry in place wherever we can so original finishes are saved instead of replaced.
Southlake details
County
Tarrant
School district
Carroll ISD (parts in Keller ISD and Grapevine-Colleyville ISD)
Main roads
SH 114, Southlake Blvd (FM 1709), White Chapel Blvd
Local landmarks we work around
Southlake Town Square
Retail, offices and restaurants we can restore after hours so storefronts stay open.
Bob Jones Nature Center
The wooded north side near the lake, where storms bring down big limbs.
Bicentennial Park
Central Southlake neighborhoods are a short drive from our crews.
Lake Grapevine shoreline
Homes near the lake see higher humidity, so we watch closely for mold after any leak.
Carroll ISD campuses
We work around school-zone traffic so arrival times stay on target.
What damages Southlake homes
The most common Southlake calls, season by season.
Winter
Burst pipes in big attics
Long plumbing runs through large attics are exposed in hard freezes, as in February 2021.
Spring
Hail on tile and slate roofs
Premium roofs crack under hail, and leaks often show up weeks later as a ceiling stain.
Summer
AC drain-line overflows
Attic AC units run nonstop, and a clogged condensate line can soak the ceiling below.
Year-round
Supply lines to high-end fixtures
Ice makers, wet bars and pot fillers add connections that can fail behind finished walls.
Common questions
Do you cover all of Southlake?+
Yes. We cover every part of Southlake, ZIP code 76092, from the neighborhoods along Lake Grapevine down to the Colleyville line. Our goal is to be at your home within an hour.
What's the most common damage in Southlake homes?+
Water damage. Failed attic water heaters, frozen pipes and slab leaks make up most of our Southlake calls. Spring hail is next, and it often turns into water damage when the next storm finds a bruised roof.
Can you save hardwood and custom cabinets in Southlake homes?+
Often, yes. We use floor drying mats and cavity drying to dry hardwood and cabinets in place, which saves finishes that are expensive and slow to replace.
Do you work with Southlake HOAs?+
Yes. We can coordinate with your HOA on exterior work like roof tarps, dumpsters and equipment placement.
How quickly can you reach Southlake?+
Usually 15 to 20 minutes from our office, depending on traffic on SH 114 and Southlake Blvd.
Do you clean up after AC drain-line overflows?+
Yes. It’s one of our most common Southlake calls. We dry the attic and the ceiling below and replace wet insulation.
Will you work with my carrier?+
Yes. We photograph and measure the damage for your adjuster and bill the carrier. You pay your deductible, and we manage the rest.
Southlake neighborhoods we serve
Timarron
Timber Lake
Southlake Woods
Clariden Ranch
Town Square area
Near Lake Grapevine
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.