Walkthrough-priced extraction, containment and drying for Dallas offices, warehouses and shops, with a moisture record for the owner.
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Commercial water damage is extraction, containment and drying across a building-sized footprint, priced once someone has walked the space. Dallas Water Damage Restoration covers offices, warehouses, shops and mixed-use buildings in Dallas and Dallas County. The phone is answered at every hour, and a crew goes out the moment one comes free.
Find out who owns each shut-off before you reach for any of them. In an office suite you may have a restroom stop and a break-room valve. The riser and the building's domestic main usually belong to the landlord's engineer, and a sprinkler control valve belongs to the fire-protection contractor and, in an emergency, the fire department. Keep people clear of water around panels, floor boxes, copiers and kitchen equipment. Once the flow has stopped, call (833) 490-5225.
Commercial losses are decided by size and by interruption. The wet area can be large, a lot of stock or equipment may sit in it, and somebody's revenue is waiting on the answer. That is why this work begins with someone walking the space, and why a figure quoted without seeing it deserves suspicion. The quote comes out of the walkthrough, and the first stage is approved by you before any equipment is placed.
The crew's side is extraction, a moisture map, containment, drying to readings and a written record. Pipes, sprinkler heads, roofs and wiring belong to other trades, and the rebuild of ceilings, walls and flooring is quoted separately after the building reads dry.
Keep staff and customers out of water that reaches floor boxes, panels, copiers or plugged-in equipment, and leave sprinkler valves to the fire department or the system's own contractor once a head has discharged. Treat restroom and floor-drain water as contaminated until it has been cleaned. Do not climb into the ceiling void above a wet or bowed grid.
No two buildings are alike, which is why the headline row is a walkthrough instead of a number. The other rows are the unit prices a quote is assembled from, so you can see what is moving it.
| Job | Typical range | What it includes |
|---|---|---|
| Commercial water damage | Quoted after a walkthrough | Floor area, materials, water category, access and operating hours all move it |
| Commercial dehumidifier, LGR (per unit, per day) | $75–$150 | A large floor often needs several, sized to the wet material |
| Air mover (per unit, per day) | $25–$50 | Placed by wall length and floor area, clear of walkways and forklift routes |
| Standing water extraction (per sq ft) | $1.00–$3.50 | Carpet tile, rolled carpet and sealed concrete extract at different rates |
| Contents pack-out, cleaning and storage | $1,000–$6,000+ | Stock, files and furniture that must leave while the space is dried |
| After-hours, weekend or holiday emergency fee | $100–$300 | Applies to dispatches and drying visits outside normal business hours |
Estimates for Dallas County in 2026. Plumbing, sprinkler, roofing and electrical work, and the rebuild after drying, are billed or quoted separately from these rows.
Modular carpet tile, drop ceilings, partitions and electronics are the concerns here. In a clean-water loss, carpet tile can sometimes come up in squares, dry and go back down, which is one reason offices can recover floor space sooner than a building with rolled carpet. Ceiling tile that has bowed is replaced, not dried.
Sealed concrete, racking, dock doors and roof drains set the pattern. Water spreads wide and shallow across a slab, so what suffers is whatever sits at floor level: cartons, pallet bases and the foot of wall panels. Product generally has to move before the concrete can be dried.
Stock and fixtures at floor level take the first hit, and back rooms, kitchens and restrooms add drains and supply lines that can fail. Photographing and listing wet inventory before it leaves matters as much as drying the floor, and the wall shared with the next tenant gets read as well.
A leak in one suite reaches the suites below and beside it, and each tenant, the landlord and each insurer holds a different piece of the story. Every affected space gets its own record. Apartments and condominiums are built and managed differently, so they have their own page: apartment and condo water damage.
Call any hour and explain what is going on. You get a clear price before any work starts.
A technician walks the space with the owner or manager, finds the source, outlines the wet area and records floor area, materials, access, power and operating hours. The quote that follows lists equipment, days, contents work and any after-hours time. You approve the first stage before work starts, and the rebuild is quoted later.
The walkthrough answers what a phone call cannot. How much floor is actually wet, and what material is on it? Is the water clean, and how long has it been standing? Where are the doors, the freight elevator and the dock, and who holds the key to the mechanical room? How many free circuits are there for dehumidifiers, and which parts of the building have to stay open?
A quote built from those answers has line items you can read. Air movers and LGR dehumidifiers are priced per unit per day, extraction by the square foot, contaminated water by the square foot at the Category 3 rate of $7–$15, and contents pack-out as its own line. Work outside business hours adds the emergency fee, and all of it is explained before any machine goes down.
Ask for the scope in writing and file it with the moisture log. Where several parties have a stake, such as an owner, a manager and a tenant, a single building record avoids three versions of what happened and when.
Often in part. Barriers isolate the wet zone, loud work can wait until after hours, and cords and hoses are routed away from walkways. What stays open depends on the type of water, the size of the damp area and what the landlord, the insurer and the city allow. A contaminated restroom stays closed until it is cleaned and treated.
Electrical capacity is the limit people forget. Dehumidifiers and air movers draw real current, and a suite whose circuits already carry servers, kitchen gear or a full floor of lighting may have no room for them. The technician checks the available circuits during the walkthrough, because the drying plan has to run on the power the building can supply.
Noise and traffic are the other limits. Equipment runs around the clock until each zone meets its dry reference, so the scheduling question is where the loud units sit and who must walk past them. Customer entrances, exit paths and forklift lanes stay clear, and units are pulled from a zone as soon as its readings are done instead of waiting for the whole building.
Some spaces cannot stay open while wet. Clean water across a sales floor can usually be handled in sections. Sewage in a restroom closes that area, because the water is Category 3, the porous materials it touched are removed instead of saved, and nothing is dried until the surfaces have been cleaned.
Different trades own each failure. A fire-protection contractor repairs sprinkler pipe or a head and returns the system to service, a roofer or the building's maintenance team clears or repairs a roof drain, and a Texas-licensed plumber handles domestic lines. The restoration crew extracts, dries and documents what those failures released.
A sprinkler system is its own discipline. After a head has discharged or a pipe has split, isolating and recommissioning it is a decision for the fire department and the building's fire-protection contractor, and nobody on a drying crew should be closing or reopening those valves for you. Call them first and tell them what happened.
Roof drains and flat-roof ponding sit with the building envelope. If a drain blocked and the water found a seam, the wet ceiling below is the crew's work and the cause above is a roofer's. A stain under a rooftop air-conditioning unit is a question for an air-conditioning contractor before anyone repairs the ceiling.
Restroom fixtures, supply lines and water heaters are plumbing work under Texas Occupations Code Chapter 1301, and the state plumbing board's website lets you check a plumber's license. Valves can be closed, and extraction and drying can start, while those repairs are on the calendar, which matters most after a freeze or a storm when every trade is booked.
The lease, the building's rules and each party's insurance decide, not the crew. A tenant's fixture, a landlord's riser and a roof defect can each put water in the same ceiling. The practical steps are constant: notify in writing, document every affected space separately, and let each insurer decide its own part.
Begin by telling the property manager and the landlord's engineer in writing, with the time, the suite number and a photograph, then tell your own insurer. Commercial policies differ widely. Ask your agent what yours says about the building, your contents and any cover for lost business while the space is unusable, and treat none of it as settled until the wording says so.
Each affected suite is its own file, with its own photographs, its own moisture readings and its own list of removed material. That structure matters because who pays often differs by suite, and because a tenant below needs evidence of what the water did in its space regardless of where the water began.
Floodwater is a separate subject. Water that enters at ground level from a street or a creek is flood, which a standard property policy may treat differently. Flood cover is a separate purchase, from the National Flood Insurance Program that FEMA runs or from a private carrier, and the federal policies generally wait 30 days before they begin, so cover has to be arranged in a dry month.
Two separate rules apply. Texas calls for an asbestos survey before public or commercial buildings are renovated or demolished, with written notice at least 10 working days ahead of a covered abatement project. Mold work is licensed through TDLR from 25 contiguous square feet, and assessor and remediator have to be separate license holders.
On asbestos, the state program expects a survey before a public or commercial building is renovated or torn down, and an apartment building with more than two dwelling units counts as commercial for that purpose. If a project is covered abatement, written notice is due at least 10 working days beforehand. Single-family homes follow different rules. For anything beyond routine repair, put the question to the state program and your city, ideally before ceiling tile, joint compound or flooring is cut.
On mold, Texas keeps the roles apart. TDLR licenses assessment and remediation as separate jobs, licensing begins once the area reaches 25 contiguous square feet, and no single license holder may do both on one project. Nobody can lawfully sell testing and removal together at that size. The assessor writes the protocol, and a separate remediator carries it out.
The EPA enters as a guideline. Its advice is to start drying water-damaged materials inside 24 to 48 hours; it calls that a guideline, not a deadline, and notes mold may have grown even when materials were dried within that time. What a building owner controls is how fast the water is extracted and whether readings confirm the materials are dry.
The technician traces the source, confirms what has been shut off, outlines the damp zone with a thermal camera and confirms it with a meter, and notes floor area, materials, access routes and the hours the space is used. Wet electrical gear is flagged before anyone starts work.
The scope, the equipment list and the opening stage of work are explained to you and approved. The figure comes from the walkthrough, not from a table, and the repair stage gets its own quote once the building is dry.
Stock, files and furniture are raised or moved out of the wet zone, standing water is pumped and extracted, and barriers go up around the damp area so the rest of the building can keep working where that is practical.
Air movers and dehumidifiers are placed with the operating schedule, the noise limits and the available circuits in mind. Each zone has its own readings, and equipment leaves a zone as soon as that zone meets its dry reference.
Water crosses walls, ceilings and floors. The suites beside and below, the corridor and the ceiling void above are read before the file is closed, and a different category of water, such as a restroom backup, is cleaned and treated before it is dried.
Owner, landlord and insurer each receive the photographs, the moisture log and an equipment record. Ceiling grids, drywall, flooring and finishes are quoted once the readings say dry, and the contractor can name the city permits the work will need.
Dallas holds several commercial landscapes that behave differently when they get wet. The warehouses around Love Field and along the Stemmons corridor hold stock where water at floor level reaches it first. Richardson's Telecom Corridor lines about 6.5 miles of US-75, and its office space tops 25 million square feet. Las Colinas in Irving and the converted towers downtown put tenants above one another. The first question is the same in each: who holds the valve?
The inland port to the south is the other end of the scale. Union Pacific's Dallas Intermodal Terminal straddles the line between Hutchins and Wilmer, and the distribution centers around it put very large floors under single roofs. A leak there crosses a long slab, so work is organized by zone with contents moved ahead of the equipment. Both are cities with permit rules of their own.
Weather writes the calendar. Sprinkler and supply lines in unheated spaces can split in a hard freeze like February 2021, when DFW reached -2 °F on February 16 and the leaks arrived with the thaw. Spring hail tests roof drains and seams, and a downpour like the one on August 22, 2022, when DFW Airport logged 9.19 inches in 24 hours, tests everything at ground level at the same moment.
Not sure if you're covered? Check your ZIP code.
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You can learn what moves the price: floor area, water category, materials, access and operating hours, plus the unit costs that go into a quote. A firm figure follows a walkthrough, and you approve the first stage before work begins. A number offered for a space nobody has seen is a guess.
The building's fire-protection contractor, working with the fire department where required. The crew never closes or reopens sprinkler valves for you. Its part is the water that came out: pulling it up, relocating contents, drying the floor and everything on it, and writing it all down for the building and its insurer.
No. Water from a sanitary drain is contaminated, so the area is closed off, porous materials come out, surfaces are cleaned and treated and drying follows. The line itself is plumber's work, and the suite or corridor below may need reading. The sewage cleanup page explains the order.
Wet stock is separated, photographed and listed before it is discarded, so an insurer can see it. Contents can be packed out, cleaned and stored. Wet paper handled quickly can sometimes be saved, so set important files aside. Ask a specialist before powering up anything electronic that has been wet.
Yes. Equipment runs around the clock, and monitoring visits can often be set around your hours. Work outside normal hours carries an emergency fee in the $100–$300 range, stated with the rest of the emergency-stage price. Mention quiet hours, server rooms and neighbors when you call.
Texas calls for a survey before renovation or demolition of a commercial building, and apartment buildings with more than two units count as commercial for the rule. Whether a small repair counts as renovation is a question for the state program, so put it to them and to your city before cutting into an older building.
Yes, and tell the landlord at the same time. Water inside your space is damaging your property while the roof question is settled, so the crew can cover, extract and dry while the landlord's roofer works out the cause. Keep your own photographs and ask your insurer what your policy requires.