Leak & Dry-Rot Repair in Orange County, CA
Hidden leaks and chronic moisture can turn framing, plates, and subfloors into soft, crumbling wood. White Glove Plumbing & Restoration provides end-to-end leak & dry-rot repair: we diagnose the moisture source, perform mitigation/dry-down, remove decayed material, rebuild to code, and finish surfaces so the repair disappears.
✓ Root cause first: Find and fix the leak before rebuilding.
✓ Moisture verified: Chambered dry-down with logged readings.
✓ Finish-ready handoff: Flat, squeak-free substrates and clean paint/trim.
✓ Structural integrity: Remove rot, sister/replace framing, and plate repairs.
✓ Root cause first
✓ Moisture verified
✓ Finish-ready handoff
✓ Structural integrity
What Is Leak & Dry-Rot Repair?
A coordinated program that eliminates the moisture source, removes decayed wood to sound edges, and rebuilds structural members (joists, rim/sill plates, studs, subfloor) to code.
We correct ventilation/flashings or plumbing issues that caused the problem, then deliver a finish-ready space with the right underlayment, texture, paint, and trim.
Why Choose White Glove Plumbing
Cause-to-cure continuity: Licensed plumbing + restoration carpentry under one PM—no hand-offs.
Standards-led rebuild: Correct spans, connectors, and fasteners; subfloor thickness/grade matched to finish requirements (tile, wood, LVP).
Moisture science: Chambered dry-down with RH/GPP and wood moisture logged to local baseline; re-testing before close-in.
Occupied-space pros: Soft containment, HEPA dust control, clean egress, and careful daily housekeeping.
Immediate Actions (What to Do Now)
Limit foot traffic over soft floors or spongy areas; avoid heavy items on suspect zones.
Shut water to the fixture or the home if active leaking is visible.
Collect photos and paperwork from any mitigation already done (helps insurance).
Do not paint over damage—it traps moisture and delays approvals.
Call our 24/7 dispatcher for a leak assessment and structural safety check.
Common Scenarios We Handle
Long-term sink, dishwasher, or icemaker leaks softening cabinets, subfloor, and plates
Shower/tub pan failures causing wall cavity and subfloor rot
Toilet wax-ring leaks rotting OSB/plywood and corroding flanges
Exterior envelope issues (window/door/roof flashing) driving wall rot
Crawlspace humidity or standing water deteriorating joists and sills
Deck or stair stringer rot where water intrudes at ledger or landing
Leak Diagnosis & Safety
Trace water path (thermal/moisture meters), isolate utilities, and stabilize the area; identify plumbing/envelope/HVAC causes and plan corrections.
Mitigation & Dry-Down
Extract standing water and set chambered drying with LGR dehumidifiers + directed airflow; log RH/GPP and wood readings daily to baseline.
Selective Demo & Assessment
Remove finish materials to expose decay; probe wood to sound edges; evaluate spans, bearing, connectors, and insect/pest indicators.
Structural Repairs
Subfloor: Replace to proper thickness/grade; adhesive + ring-shank fasteners, staggered seams, flatness to finish spec.
Framing: Sister/replace joists, studs, and rim/sill plates; add blocking/bridging; install listed hangers/anchors/straps.
Moisture/Envelope Corrections
Repair supply/drain lines, pans, flashings, or weather-resistive barrier details; tighten ventilation (fans/ducting) or add crawlspace vapor control.
Finish & Close-Out
Underlayment (tile membranes/cement board) or floor prep for LVP/wood; drywall/texture/paint; reinstall trim/cabinets as scoped; deliver close-out packet (photos, moisture logs, materials, care notes).
What’s Included
Leak/source repair (plumbing or envelope) with documentation
Chambered dry-down with moisture logs to local baseline
Selective demolition to sound edges; debris handling
Code-correct structural carpentry (sister/replace, plates, connectors)
Subfloor/underlayment install to finish tolerances
Finish restoration & documentation (drywall, texture, paint, photos, readings)
Costs & Timelines (What to Expect)
Typical duration:
Vanity/toilet alcove or small kitchen bay: 1–3 days structural + finish times.
Multi-room or crawlspace repairs: 3–6+ days, scope-dependent.Cost drivers: Extent of rot, joist/plate quantity, hardware count, access (crawlspace vs. open), mitigation runtime, and finish scope (tile underlayment vs. paint only).
Estimate clarity: Room-by-room, line-item proposal separating source repair, structural work, and finishes—easy to share with adjusters.
Insurance & Claims Help
Carrier-ready evidence: Before/during/after photos, moisture/psychrometric logs, material specs, and a narrative that ties cause → damage → repairs.
Supplements: Hidden decay (e.g., rim/sill plates, extended spans) documented promptly.
Coverage reality: Sudden losses are often covered; long-term seepage may not be. We keep code upgrades and owner upgrades clearly separated. (Not financial advice.)
Risks of Waiting (Why Act Now)
Spreading decay undermines spans, causing sag and bounce.
Mold/odor growth in cavities and insulation.
Pest pathways through softened plates and gaps.
Finish failures—cracked grout, cupped floors, door misalignment—multiply costs later.
Methods, Materials & Quality Standards
Moisture targets: Wood to local baseline before close-in.
Structural materials: Correct plywood/OSB grade & thickness; APA-stamped panels; construction adhesive + ring-shank/screw schedule.
Flatness/deflection: Meet ⅛″ in 6′ / 3⁄16″ in 10′ (typical) and L/360 for tile (L/720 for stone, as applicable).
Hardware: Listed hangers/straps/anchors with proper fasteners and corrosion class; no drywall screws on structure.
Envelope details: Flashings, WRB integration, sealants at penetrations; correct fan CFM and duct terminations.
Site controls: Soft containment, HEPA dust extraction, low-odor products, and clean egress in occupied spaces.
Frequently Asked Questions
How do you know where to stop demo?
We remove to sound wood verified by probing and moisture readings, then rebuild to natural seams for stronger, cleaner finishes.
Can you repair rot without removing finishes?
If structure is compromised, finishes must be opened. We minimize openings and restore surfaces to a blend-in finish.
Do you treat remaining wood?
Where appropriate, we apply borate/wood preservatives to adjacent sound members after drying and before close-in.
Will this fix prevent it from coming back?
Yes—because we eliminate the leak, improve envelope/venting, and verify moisture targets before finishing.
Can you coordinate flooring or cabinet reinstall?
Absolutely—under one PM. We deliver finish-ready substrates and reinstall cabinets/trim as scoped.
Is crawlspace work included if rot started below?
We can address vapor barriers, drainage, and dehumidification; we’ll include options in your estimate.
More White Glove Plumbing Building Restoration Services
Proudly Serving All of Orange County
Address: 1430 E Borchard Ave, Santa Ana, CA 92705
Phone: (949) 209-5206
Email: office@whitegloveplumbingca.com
White Glove Plumbing is locally based in Santa Ana and serves residential and commercial clients across Orange County with 24/7 emergency plumbing and water-damage restoration.
Our expert team handles leak detection, emergency plumbing, water extraction/dry-out, sewage cleanup, mold remediation, and reconstruction in top OC areas including Irvine, Anaheim, Santa Ana, Orange, Tustin, Costa Mesa, Newport Beach, Huntington Beach, Mission Viejo, Lake Forest, Fullerton, Yorba Linda, Laguna Beach, Dana Point, and San Clemente - plus surrounding neighborhoods.
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CALL (949) 209-5206
1430 E Borchard Ave, Santa Ana, CA 92705