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A newer Prosper house and its first leak, hailstorm or hard freeze

Most homes in the Town of Prosper are young, so the first water damage is often the first repair the house has ever had. This page covers what is particular to Prosper: attic water heaters and high water pressure, irrigation lines in winter, roads without curbs, clay under young slabs, and HOA rules on top of the Town's permits.

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Our record here

One Prosper job in our log, and a return to North Texas

Our job log has 1 logged job in Prosper, from 2024. Before that, we did a lot of work across Dallas–Fort Worth, and we are now reopening there. We keep this page to what that one record and the public sources below can support: it names no customer and no street, and it does not claim a kind of work we have not logged in Prosper.

What we offer in Prosper is what we offer everywhere: water removal and drying, mold remediation, fire and smoke cleanup, air duct cleaning, and the rebuild and remodeling that follow. A person answers the phone 24/7, and the first consultation and quote are free.

The housing, in Census numbers

Half of Prosper's homes were built in 2014 or later

The Census Bureau's 2020–2024 American Community Survey counts 11,921 housing units in the Town of Prosper, with a median year built of 2014. By its year-built table, 2,393 units, about one in five, went up in 2020 or later, and about 72 percent date from 2010 on. Only about 160 were built before 1980.

Original materials everywhere

In a house this young, the drywall, flooring, cabinets and supply lines are usually the ones the builder put in. When water reaches them, the question is what can be dried and what has to come out, and matching original finishes in the rooms that stay becomes part of planning the rebuild.

Detached and owner-occupied

The Census units-in-structure table shows 10,583 single-family detached homes, about 89 percent of the total, and its tenure table shows about 88 percent of occupied homes lived in by their owners. A leak here is usually one family's house and one family's claim, not a shared building.

Upstairs water travels down

Larger two-story plans put laundry rooms, bathrooms and equipment above finished ceilings. Water from a supply line or a drain pan on the second floor or in the attic moves through the ceiling and down inside the walls before anyone sees a stain, so the wet area is often bigger than the spot on the ceiling.

Plumbing the Town writes about

High water pressure, pressure valves and the water heater in the attic

The Town's Building Inspections answers say that, because of high and variable water pressure throughout Town, pressure-reducing valves (PRVs) are required for all new homes, and that most existing homes have PRVs, which makes an expansion tank necessary for a storage-type water heater. The same page says the building code allows a water heater in an attic, with a permit first (Town FAQ on attic water heaters).

The drain pan
A pan is required where a leaking water heater would cause damage, according to the Town's drain pan answer. Where no pan drain was installed before, a replacement heater does not have to add one. A pan without a working drain line can still overflow into the ceiling below.
The replacement permit
The Town's homeowner permit list includes replacing a water heater and installing water softeners and whole-house filters. A licensed plumber does that work; the water removal, drying and the ceiling and wall repairs below are ours.
What to watch
A brown ring on a ceiling under the attic or a damp smell in an upstairs closet is worth a look before it becomes a wet ceiling.

Winter

Sprinkler lines, hose bibs and the February 2021 cold

The Town's winter weather page asks residents to cover exposed pipes, insulate outdoor spigots, turn off the irrigation system, open the cabinets under sinks and let faucets drip slowly, one or two drops a second. If a pipe freezes or bursts, the Town's winter FAQ says to turn off your water supply first.

How long the cold lasted

The National Weather Service office for the region recorded 139 consecutive hours at or below freezing at DFW Airport from February 13 to February 19, 2021, right after a stretch of 93 hours, and a low of minus 2 °F. Pipes in exterior walls and attics give out in weather like that.

Irrigation is plumbing too

Many Prosper yards have a sprinkler system on the house's water supply. The Town's free sprinkler evaluation includes checking that the rain and freeze sensor is connected and working, which is worth doing before the first cold front.

When the thaw shows the split

A frozen pipe often leaks only once it thaws, sometimes hours later and behind a wall. The pipe itself is repaired by a licensed plumber; we remove the water, dry the structure and rebuild what had to come out.

Readings decide when it is dry

We document the damage with photos, moisture readings and measurements, which is also what an insurance adjuster asks to see.

Hail and wind

Before a new roof goes on in Prosper, look for the permit

Collin County's history of reported hail and damaging wind is searchable in NOAA's Storm Events Database. After a storm, the Town's rules are short: re-roofing needs a permit (Town permit list), and the Building Inspections FAQ says a hired contractor must pull the permit for their work because contractors are registered with the Town.

Ask to see it
The Town's advice to homeowners is to ask to see the permit before work begins. You can also check whether a contractor is registered through the Town's online portal.
Gutters and siding count
Hail that dents a roof also marks gutters, siding and window screens. We repair roofs, siding and gutters after storms and hail and document them for the claim like our other damage work.
Water inside after the storm
A torn roof lets rain into the attic insulation and the ceiling below. Wet insulation is taken out and replaced, then the drywall is dried or replaced by the readings.

Drainage and flood maps

Roads without curbs, detention ponds and the FEMA map

Prosper is still building its streets. The Town's Engineering FAQ says some of its roads are unimproved, without underground drainage or concrete curbs and gutters, and will be improved later; Town staff study flooding where it happens to find the cause (Town FAQ on road flooding). The stormwater page describes detention ponds that hold rainwater and slow heavy runoff.

Check your own lot

Whether a home is in FEMA's 1-percent-annual-chance floodplain shows on the FEMA Flood Map Service Center; enter the address. The Town's maps page links its interactive map and Collin County's GIS layers too.

Surface water is a different claim

Rain that runs in under a door or through a garage is outside water, not a burst pipe. Which policy pays for it is between you and your insurers; we record where the water came in and how far it went.

The ground

Clay soil under a young slab, and the engineer's two letters

North Texas clay swells when it gets wet and shrinks as it dries, and a new slab sits on it like an old one does. To see which soils are under your own lot, the USDA's Web Soil Survey maps them parcel by parcel. A slab leak keeps one side of the ground wet while the rest dries, which is one reason cracks in drywall or sticking doors deserve a look.

Prosper's rule for foundation work is specific. Its foundation answer says the foundation company must be registered with the Town and get a permit, submit an original engineer-sealed design with it, and give the inspector a second sealed letter from the engineer showing the repair followed that design. Foundation repair for clay-soil movement is part of what we do in Dallas–Fort Worth; the drying and the interior rebuild around it are too.

After the drying

Putting the house back: Town permits, HOA rules, or neither

The Town even offers its permit flyer for residents to share with their homeowners association. It says plainly that it does not enforce deed restrictions or HOA covenants, and that they should be checked before applying for a permit because they may go further than Town rules (Building Inspections FAQ).

No Town permit

Flooring (tile, carpet and hardwood), painting and staining, cabinets and countertops, and trim carpentry, by the Town's homeowner list. Most of an interior rebuild after a leak falls here.

Town permit

Plumbing, electrical and HVAC work, including a new air handler or condenser, plus re-roofing, patio covers and additions.

Maybe the HOA

Exterior changes such as a roof color, siding, fences or a new patio cover may need the association's approval, whatever the Town requires. On remodels we handle the permits and plans.

If mold follows

Mold in a Prosper home: an independent assessor, then the removal

Texas splits mold work in two. On any project we remediate in Texas, the mold assessment is done by an independent licensed mold assessor, never by us, because state law (Occupations Code 1958.155) does not let the same company assess and remediate one project. Mold usually starts where water sat in a ceiling, a wall cavity or under a floor. We remove what the mold touched and replace it with new material; nothing is cleaned and put back. More on our mold remediation page.

Insurance

How the estimate reaches your insurer

We are the repair contractor; the claim and its settlement stay between you and your insurance company. We write our itemized estimate in Xactimate, send it to your adjuster with the photos, readings and measurements, and answer the adjuster's questions about our scope. On a covered repair the insurer pays us directly, so you don't pay us up front; your deductible is always yours. Read more on insurance restoration, water damage mitigation, storm damage repair and the rebuild after damage.

Prosper questions

What Prosper homeowners ask about attic heaters, HOAs and slabs

The water heater in my Prosper attic leaked. Does replacing it need a Town permit?

Yes. The Town of Prosper lists water heater replacement among the plumbing work that needs a permit, and its building code answer allows an attic water heater only with a permit first. A pan is required where a leak would cause damage. A licensed plumber replaces the heater; we dry and repair the ceiling and walls below.

Do I need a Prosper permit to put floors and cabinets back after a leak?

Usually not. The Town's homeowner permit list says flooring such as tile, carpet and hardwood, painting, cabinets, countertops and trim carpentry need no permit. Plumbing, electrical and HVAC work does, so a rebuild that moves a pipe, an outlet or an air handler needs a permit for that part.

My Prosper HOA has its own rules. Does a Town permit override them?

No. The Town of Prosper says it does not enforce deed restrictions or HOA covenants, and that they should be checked before applying for a permit because they may go further than Town requirements. For exterior work such as a roof, siding or fence, ask your association what it needs to approve.

What does Prosper require for a foundation repair after the slab moves?

A permit pulled by a foundation company registered with the Town. The Town asks for an original engineer-sealed design with the permit and a second sealed letter from the engineer at inspection, confirming the repair followed the engineered design. Ask any company you hire to show you both before the work is closed in.