Restoration in Granite Shoals, TX

Yes. A large share of our Granite Shoals calls are original Sherwood Shores-era cabins or additions built onto them over the years. We handle the extra steps that come with older construction — testing for lead paint and asbestos-containing materials before disturbing them, and working around undocumented framing from owner-built expansions — alongside standard mitigation and remediation work.

It depends on the source and how long water or smoke has been present, how much material has to come out, and whether mold has already established in a slow-discovered leak — common with second homes here. We don't quote sight-unseen; we assess the property first and give you a written scope and price before any work starts.

We treat unattended-property calls as priority response, since a leak that's gone unnoticed for days is already at risk of mold. Call as soon as you or a neighbor discover an issue, and we'll dispatch promptly — the sooner we start extraction and drying, the less has to be removed and replaced.

The City of Granite Shoals issues its own building, plumbing, and electrical permits, and on unplatted or legacy-platted lots the city can require platting and improvement assurances be satisfied before permitting a rebuild — a real snag on some older lake lots. We can flag likely permit needs during our assessment so it doesn't stall your repair.

If you're within roughly 2,200 feet of the lake, LCRA has regulated on-site sewage facilities in that band since 1971, and the Highland Lakes Watershed Ordinance covers land-disturbing activity in the watershed. Reconstruction that touches septic systems or grading near the shoreline may need LCRA sign-off in addition to city permits.

The combination of a constant-level lake, low crawlspaces near the water, and high second-home occupancy means leaks often run undiscovered for longer here than in a full-time residence. By the time we're called, mold has frequently had time to establish, so we come prepared to assess and remediate, not just extract and dry.

Central Texas water is hard, so scale buildup on water heaters and fixtures is routine and can complicate leak diagnosis at the source. Lake-adjacent humidity also slows natural drying, which is why we rely on structural drying equipment rather than waiting on ventilation alone, especially in boathouse-adjacent spaces.