Attic & Roof Leak Mold Removal in Plano, TX
Hail-bruised shingles, attic air handlers and bath fans that dump into the insulation make attics the mold spot Plano homeowners find last. Independent, TDLR-licensed companies reply with free quotes.
Get a Free Quote Call (972) 472-8749
Why Plano attics grow mold
A Plano attic in July runs well above 100 degrees at the outdoor dew point, which averages the mid-60s all summer. Anything that adds water up there has warmth to work with, and nobody goes up to look.
Three sources account for most attic mold the companies see. First, roof leaks after hail: the April 11, 2016 supercell hit Plano, Wylie, Frisco and Allen hardest, and the June 13, 2012 storm started over Plano. Bruised shingles and lifted flashing leak a little with every rain, and the ceiling stain appears months later. Second, attic air handlers: a clogged condensate line or rusted secondary pan drips onto the insulation and the ceiling below. Third, bath fans vented into the attic instead of outside.
The May 2024 storms, covered by FEMA declaration DR-4781 for Collin County, added another round of roof damage.
If the stain is on a bathroom ceiling, start at bathroom and ceiling mold. If the unit itself is moldy, see HVAC and AC mold.
How an attic mold job runs
Find and stop the water
A roofer handles shingles and flashing; an HVAC contractor handles the condensate line and pan. Mold companies do not repair roofs or AC units; both replacements need a Plano permit from a registered contractor.
Licensed assessment
A TDLR-licensed mold assessment consultant inspects the decking, rafters and insulation, meters the wood and the ceiling drywall below, and measures the affected area. At 25 contiguous square feet or more, they write the protocol.
Containment
Attic work is messy. The access hatch or pull-down stairs are sealed, a HEPA air scrubber runs, and the rooms below are protected so dust and spores do not travel through the house.
Insulation removal
Wet or contaminated blown or batt insulation in the affected zone is bagged and removed. This is often the biggest cost driver in an attic job.
Cleaning the wood
Decking, rafters and trusses are HEPA vacuumed and cleaned, sometimes abraded, per the protocol. Rotted or delaminated decking is replaced by the roofer. Any antimicrobial or encapsulant must be named in the protocol.
Drying, clearance and certificate
Wood is dried to target, the assessor returns for clearance while containment is up, and the Certificate of Mold Damage Remediation follows within 10 days. New insulation goes in after clearance.
Plano and Collin County specifics
Plano's median home was built in 1993, so most roofs here have been replaced at least once after hail. Older east Plano homes from the 1970s and 1980s often have the original bath fan ducting, if any. West Plano, Frisco and Allen two-story homes have more roof penetrations, more attic equipment and more flashing to fail.
Wylie is the sharpest example of the hail story: the 2016 storm affected about 80 percent of the city's homes and caused more than $300 million in damage there alone. Roofs replaced in 2016 and 2017 are now nine or ten years old. The same companies quote across Wylie, Frisco, Allen and the rest of the county.
After a hail storm, be careful at the door. Door-to-door roofers and anyone offering a "free mold inspection" on your porch are selling. Texas gives you three business days to cancel a home-solicitation contract (Business and Commerce Code chapter 601). Nobody from this site will knock on your door.
What attic mold removal costs
Access, insulation volume and whether decking is cleaned or replaced move the number. Roof and AC repairs are separate.
| Item | Typical range | Source |
|---|---|---|
| Attic | $1,000–$4,000 | This Old House 2026 |
| Mold remediation, per sq ft | $10–$25 (avg ≈ $18) | This Old House 2026; Fixr 2025 ($10–$30) |
| Small area ≈ 50 / 100 / 200 / 500 sq ft | $500–$1,250 / $1,000–$2,500 / $2,000–$5,000 / $5,000–$12,500 | This Old House 2026 |
| Mold inspection / testing (licensed assessor, separate company) | $303–$1,044 (avg ≈ $670); air-sample lab fees $250–$350 | HomeAdvisor 2025 |
| TDLR notification fee (25+ sq ft jobs) | $25 | TDLR |
Typical published ranges, not quotes (Fixr Aug 2025, This Old House Mar 2026, HomeAdvisor 2025). Plano quotes come from the companies, not from this site.
Compare at least two written quotes and make sure each one says what happens to the insulation. The cost guide explains the separate assessment, protocol and clearance invoices.
Insurance, permits and older homes
Insurance. Hail is a sudden event and the roof claim often carries the water damage under it. Mold found a year later under a leak you never reported looks like continuous leakage, which Texas policies generally exclude. Most policies pay for mold only as part of repairing covered damage and many cap or exclude remediation unless endorsed. Report hidden losses within 30 days of discovery. Nothing here is a coverage promise.
Permits. Cleaning the attic needs no Plano permit. Replacing the roof, replacing decking, or installing or replacing a furnace or AC does, and the contractor must be registered with the city. Confirm with Plano Building Inspections; other towns have their own departments.
Older homes. In pre-1980 attics, ask whether any insulation or ceiling texture should be sampled for asbestos before it is disturbed, and about lead-safe practices on pre-1978 ceilings. Ask; do not assume.
When it is urgent
- A ceiling is sagging or dripping. Put a bucket down, move furniture and turn off the AC if the water is near the unit.
- Water is running down inside a wall after a storm.
- The smell is strongest when the AC runs, which can mean the air handler or a return is pulling from the attic.
- Someone in the home has new breathing symptoms. See a doctor.
Questions to ask the companies
- What is the water source, and which trade fixes it before you start?
- How much insulation comes out, and is replacement in the quote?
- Will the hatch be contained and will a HEPA scrubber run?
- Does the protocol specify any coating or antimicrobial, and will I get its safety data sheet?
- License number, Consumer Mold Information Sheet and proof of $1 million liability insurance?
Get attic mold quotes in Plano
Tell us where the staining is, whether the roof or the AC has leaked and when the roof was last replaced. We pass it to independent, TDLR-licensed companies, and they reply with quotes.
Independent, TDLR-licensed Texas companies reply to you directly. No obligation, and you choose who to hire. Prefer to talk? Call (972) 472-8749
Attic and roof leak mold questions
How do I know if attic mold came from the roof or the AC?
Look at where it sits. Roof leaks stain the underside of the decking in a streak below a penetration, valley or hail bruise. Air handler and condensate problems wet the insulation and ceiling drywall in a ring around the unit and drain pan. A licensed assessor maps the moisture and names the source so you know whether to call a roofer or an HVAC contractor.
Does insurance cover attic mold after hail?
Hail is usually a covered sudden event, and water damage under a hail-opened roof is often handled with the roof claim. A slow leak unreported for a year is often treated as continuous leakage. Most Texas policies pay for mold only as part of repairing covered damage, and many cap or exclude remediation unless endorsed. Report hidden losses within 30 days. No promise of coverage here.
How much does attic mold removal cost?
This Old House puts attic remediation at $1,000 to $4,000 in 2026, and general per-square-foot pricing runs $10 to $25. Access, how much insulation comes out and whether decking is cleaned or replaced drive the price. A licensed assessment, protocol and clearance are separate charges, and the roof or AC repair is its own trade. Plano quotes come from the companies.
Do I have to replace the roof decking?
Not always. Surface growth on sound plywood or OSB is typically HEPA vacuumed, cleaned and sometimes abraded, and the protocol may call for an encapsulant. Decking that is soft, delaminated or rotted is replaced, and that is roofing work with a Plano permit. The assessor's clearance check specifically confirms the work area is free of visible mold and wood rot.
Can my bathroom exhaust fan cause attic mold?
Yes, if it vents into the attic instead of through the roof or a gable. Every shower sends warm, wet air up the duct, and in winter it condenses on cold decking. In 1970s to 1990s homes it is common to find the flex duct simply lying on the insulation. Having the fan ducted outside is a small job that removes a daily moisture source.
Seeing or smelling mold? Get a clear plan.
Free, no-pressure quotes from independent Texas-licensed companies across Plano, Frisco, McKinney, Allen and Collin County.