Our Plumbing Services in McKinney
Emergency plumbing is what the company is built on. A person answers at any hour, holidays included, and a burst pipe or a sewer backup gets a truck at night the same as at noon.
Low water pressure is one of the most common McKinney calls, and so is pressure that runs too high: PRV replacement when the valve in the flower bed has quit, in either direction. Right behind it, water heater repair and replacement, because a lot of McKinney houses are past twenty years and a tank is good for about ten, and expansion tank replacement for the small tank above the heater that fills with water and starts the pressure swings on its own.
Leaks are the quiet half of the work. Water leak detection puts the leak on a spot on the wall or the floor before anything is cut. Slab leak repair is the copper under the foundation. Water line repair is the copper between the meter and the house, the one the clay eats.
Clogged drains: drain cleaning for a kitchen line or for the bathroom sink that the air conditioner drains into, and sewer line repair and camera inspection when the main line backs up and the camera has to say why. Around the house, toilet repair, faucet repair and shower valve repair, hose bib repair and garbage disposal repair. A disposal in McKinney is like a disposal anywhere: when it hums it's usually jammed and gets freed; when it leaks from the bottom or quits, it gets replaced, usually in the same visit.
Low Water Pressure in McKinney and the PRV in the Flower Bed
The PRV is the valve that decides what pressure your house sees, whatever the city main delivers. In most McKinney houses it sits in a plastic box in the flower bed by the foundation, with the second shut-off valve beside it, and every year the mulch buries both a little deeper. By the time somebody digs one up, the first touch is usually what finishes it: the stem starts to weep, or the handle breaks off the shut-off next to it.
A clogged PRV holds the house low. Low water pressure in a McKinney house looks like this: the shower is fine until a toilet fills, two open spigots can't run together, and the gauge on the hose bib reads 40. A PRV that stopped regulating lets the house run at whatever the main gives, and in parts of McKinney that is over 100 PSI. Nothing feels wrong at 100 PSI. The parts that pay for it are the ones that cost money: the water heater, the supply lines, every cartridge, the fill valve in every toilet, and in an older house the copper under the slab. Over 80 PSI the PRV gets adjusted or replaced, and we set it to about 70. A gauge on the hose bib once a year, two minutes, tells you where the house stands; we say that to every homeowner, and it's the same advice plumbers in McKinney should all be giving.
The house by the water tower, August 2026. About 40 PSI in the house. The homeowner tried to adjust the PRV himself, the old valve started leaking the moment he touched it, and he called us. He had also called the city. The city shut the water off at the meter, tested its own side, and told him that in that pocket of town, by the water tower right at the Frisco line, the main delivers 56 to 58 PSI and no more. We replaced the second shut-off valve and the PRV, and the gauge settled at 56. Why that one area runs low, nobody has told us; a new PRV there gives you what the main gives.
The buried water softener, September 2026. Static pressure was about 70 PSI, which is normal. Open a second spigot and it fell to 40. Ten PSI of drop between two open spigots is normal; thirty is not. The PRV and the second shut-off valve were buried, so we started there: dug them up, replaced both, pulled the city permit. Pressure came up to 75, but with the second spigot open it still fell to about 50. Seven feet from the valve box sat a plastic rock. Under it, a whole house water softener, buried in the ground, which the homeowner said had been dead for years. We cut it out and ran the line straight. Still dropping. Along the softener line we found a double check backflow valve buried with it, rusted and half closed, the whole house drinking through it. Out came the softener and the backflow valve, and the house held 75 PSI with 60 to 65 at two spigots. Nobody in that house knew either one was in the ground.
Main Water Line Repair in Older McKinney Homes
From the meter to the house the line is copper in the older streets, and it has been in the clay for twenty to fifty years. The clay here swells wet and shrinks dry, every summer and every wet winter. The pipe rides that movement until the wall of the copper wears thin and a pinhole opens. You see it as a wet patch in the yard that never dries, or as the meter dial turning with everything in the house off. The city knows this soil as well as we do: on its own side of the meter it has been replacing the copper service lines installed between 1997 and 2011. Your side starts at the meter and runs to the house.
Five inches from the meter. The line was leaking right where it leaves the meter box, five to ten inches past the meter. The copper had corroded through and the leak was active. Leak detection put it at the box, we dug, cut out the eaten section and brazed in new copper.
A push-fit fitting at the meter. The same spot at another house, with a different cause. The line comes off the meter on a threaded fitting, as they all do, and from there somebody had tied in the main line with a push-fit fitting. In wet clay that fitting had corroded through and was dripping into the pit. We use push-fit fittings only in rare cases. We put in a proper connection, and that was the whole repair.
A wet yard isn't always your line. If the leak is on the street side of the meter, it's the city's pipe and the city's crew, and we tell you so instead of digging. How we locate a line before anyone digs is on the water line repair page, and the guide on checking for a main water line leak in your yard walks through the meter test, with a McKinney case in it.
Common Plumbing Problems in McKinney Homes
Around the square and east of US 75 the houses are old; a good share of them were built before 1980, some a hundred years ago. Most of the rest of McKinney went up after 2000, so the usual house we walk into is fifteen to twenty five years old, right when the first big replacements come due.
Water heaters past ten years
A tank is good for about ten years, and a lot of McKinney houses are twice that. Garage or attic, the replacement is the same job: new tank, new pan with a drain line that leaves the house, the discharge line off the T&P valve, the expansion tank, the vent. It takes a city permit and an inspection at the end. The inspectors here go by the plumbing code and nothing else, and they look hardest at two things: the vent pipe, because a bad vent puts carbon monoxide in the house, and the discharge line from the T&P valve. We set the tank up for that inspection from the start. If you smell gas, leave the house first. Then call the gas company, or call 911 for the fire department. The symptoms before a tank fails are on the water heater repair and replacement page, and the guide on how long water heaters last says where yours is on the clock.
Slab leaks, and the ground under the house
The soil is clay and it moves: dry summer, it shrinks; wet winter, it swells; the foundation shifts a little and the copper under the slab shifts with it. In the older houses that is where the pinholes start. A lot of houses here have a drip line around the foundation for exactly this reason, to keep the clay from drying out and pulling away, and when that system has quit and nobody noticed, the ground moves more and the leaks follow, in the water lines and in the drain lines under the floor. We find it first with leak detection. Then it is slab leak repair: a tunnel under the foundation, or the slab opened, and the bad section replaced.
The kitchen island. The homeowner came home after a full day and the floor squished at the kitchen island. Leak detection put it there, we opened the drywall under the island, and found the small manifold where the hot and cold lines come up through the slab, with water coming up around it. The leak was a pinhole under the foundation. Copper under a slab runs inside a plastic sleeve, and the water had followed the sleeve up into the house instead of soaking into the ground, which is why the floor got wet before the yard did. We tunneled under the foundation and replaced the section with the pinhole.
Leaks nobody can see
Ten nails in one pipe. A newer McKinney house. When the builder insulated the wall, the nails went straight through the water line feeding the water heater, about ten of them. A nail in a pipe seals itself for years, until it rusts, and then it doesn't. Leak detection found the wall; we opened it, cut out the section with the nails in it and replaced it.
The laundry box. A washer box in the middle of the house, with a brass valve that had a pinhole and had dripped into the wall for months. Somebody had been out before us and didn't find it. By the time we did, the floor and the baseboards in the living room and the bedroom had swelled. We found the valve and replaced it; the drying was the homeowner's next call. Finding a leak like that is what water leak detection is for.
The bathroom sink that drains the air conditioner
An evening call in October 2026: a bathroom sink in McKinney filling up on its own, and the AC pan in the attic full, with the overflow line already dumping water outside through the roof. It was one clog with two symptoms. In a lot of houses here the air conditioner drains into the bathroom sink line, so when that line clogs, the sink backs up and the condensate has nowhere to go. We cleared the line with the chain snake, the sink drained and the pan emptied. In 2026 this has been the drain cleaning call we get most, some days five of them.
Shower valves, and what 108 PSI does to them
We replaced a shower system in a McKinney bathroom in the middle of a small remodel, tile off and walls open. The homeowner picked Delta. While the wall was open we cut the copper supply lines back to clean metal, because inside the wall they had started to corrode. New copper went up to the valve, pressed on. The gauge on that house's hose bib read 108 PSI. At 108 PSI a cartridge doesn't last, and the pressure was brought down to 70 the same visit. A drip that won't stop, or a handle that spins, is faucet repair, and a valve in the wall is shower valve repair.
A toilet that rocks
The rusted flange, July 2026. The toilet rocked at the base, leaked underneath at every flush, and the tank ran. The shut-off valve behind it leaked too, so the family couldn't even turn the water off. We pulled the toilet, and the reason it rocked was under it: the wax ring had been worn for a year or two, water had seeped past it at every flush, and the flange had rusted through. New flange, new wax ring, new fill valve and flush valve, new shut-off valve, toilet set back down. Nothing moves now. Toilet repair covers the tank parts and the flange both.
Clogged Drains and Sewer Lines in McKinney: Roots, and One Candle at 24 Feet
Two things get into a McKinney sewer line: roots and objects. Roots find a joint that has pulled apart or a crack, and once they are in they grow with every rain. The lowest drain in the house backs up first, a tub or a downstairs shower, and the toilet gurgles when the washer drains. We clear a main line with the chain snake through the outside cleanout, and the camera goes in after it, or with it, to see why it clogged. When the camera finds a joint that has pulled apart, or a broken piece of pipe out in the yard, that piece gets dug up and replaced. That is the sewer line repair we do, and it's done in the yard.
Roots through a separated joint, May 2026. A McKinney main line, backing up, cleared through the cleanout with the chain snake. The cable came back with roots wrapped around it, and the camera showed where they came in: a joint in the yard that had separated. Clearing gets the house draining. The joint gets dug up and replaced so it stays that way.
The candle at 24 feet, May 2026. A Sunday, an old house near the square, a hundred years old, a big event in the house that same day and the main line backed up. We ran the cable and the camera together, and 24 feet in the screen showed something we had never seen in a drain: a plastic candle, the kind with a little bulb in it, lying in a mass of toilet paper. It was switched on. It was still glowing. We pulled it out, cleared the paper, and the house drained before the guests arrived.
Under the foundation the drain lines are a different question, and the answer starts with a hydrostatic test, which is on the leak detection page.
What the City of McKinney Asks of a Plumber, and Does for a Homeowner
A plumbing contractor has to be registered with the City of McKinney before it can pull a permit, and we are. A water heater replacement takes a permit and an inspection at the end; so does a sewer line repair in the yard. Small repairs don't. The city's list for a water heater is the one every inspector here checks: the discharge line off the T&P valve run right, an expansion tank on a closed system, a pan with a drain under a tank in the attic or inside the house.
The meter is the line between you and the city. The meter and the pipe from it to the street are the city's, and only city crews touch the city's valve at the meter. The pipe from the meter to the house, your own shut-off valve, and the sewer line from the cleanout to the house are yours.
After a leak is repaired, McKinney can adjust the water bill: once in twelve months, for a bill that ran well above your normal usage, with the city's form sent within sixty days and the plumber's invoice attached. Our invoices say what was found and what was replaced, so they work as that paperwork.
Before a freeze, the city's advice and ours are the same: let the indoor faucets on outside walls drip, open the cabinets under them, cover the outside spigots. A frost-free hose bib installed right doesn't freeze; the cover is enough.
Emergency Plumber in McKinney: Night Calls From the Frisco Office
The on-call truck for McKinney comes out of the Frisco office, which sits at the city line. At night a person answers, finds out what is happening, and walks you to the right valve while the plumber is on the way. If you have never found your main shut-off valve, the guide on how to shut off the main water valve shows where it sits in a McKinney house, usually in a box by the meter or at the foundation, and it is worth finding on a calm afternoon, not with water on the floor.
An emergency is water you cannot stop, a sewer line backing up into the tubs, a water heater that let go in the attic, a pipe that burst in a freeze. A dripping faucet or a humming disposal waits for the morning rate, and we say that on the phone rather than charge a night fee for a day job.
Evenings, weekends and holidays add an emergency fee that changes with the hour, and it is said out loud before a truck moves. How a night call goes, step by step, is on the emergency plumbing page.
How a Plumbing Call in McKinney Goes, From the Phone to the Invoice
On a weekday the service call is $49: the trip and the diagnosis, credited to the repair the moment you approve it. The full price comes before any work, and the invoice doesn't grow after it. If we have time open, we come the same day. The six steps in full sit on the homepage.
Two plumbers are on every shift, and the common parts ride with them, PRVs, shut-off valves, cartridges, fill valves, flanges, so most of what McKinney calls about gets finished in one visit. You pay once the work is done, however is easiest for you: a card, Apple Pay or PayPal, Zelle or Venmo, a check, cash. With Zelle, a check or cash the bill is the bill; a card costs a little more, because the card company takes its cut, and we say so before you tap. If you'd rather pay over time, PayPal Pay Later and Klarna are both at checkout.
McKinney Plumbing FAQ
Why is my water pressure low in McKinney when the neighbors say theirs is fine?
Most of the time it's your PRV, not the city: the valve in the flower bed is clogged or stuck and holds the house at 40 PSI while the main delivers 70 or more. One gauge on an outside spigot settles it. In one pocket by the water tower at the Frisco line the city main itself runs at 56 to 58 PSI, and a new PRV there gives you what the main gives.
The gauge on my hose bib reads over 100 PSI. What does that do to the house?
It wears everything out early: cartridges, supply lines, the fill valve in every toilet, the water heater itself, and it is one of the forces behind slab leaks and burst pipes. Over 80 PSI the PRV gets adjusted or replaced and set to about 70. Usually one visit, and cheaper than the next three things it would have broken.
What does the McKinney inspector look at after a water heater replacement?
The vent pipe first, because a bad vent puts carbon monoxide in the house, then the discharge line from the T&P valve, the expansion tank, and the pan and drain line under an attic or indoor tank. We install to that list and file the permit before the work, not after.
The leak is in the box at my meter. Do I call the city or a plumber?
Look at which side of the meter is wet. The meter and the pipe from it to the street are the city's, and the city fixes them. The pipe from the meter toward the house is yours, and that is us. If you call us and the leak turns out to be on the city's side, we tell you so and don't dig.
My water bill doubled because of a leak. Does McKinney adjust it?
It can, once in a twelve month period, when the leak pushed a bill well above your normal usage. You send the city's form within sixty days with the plumber's invoice attached. Our invoice lists what was found and what was replaced, which is what they want to see.
Which office sends the plumber to McKinney, and who answers at night?
The Frisco office on Westridge Blvd, right at the McKinney line; the plumbers in McKinney on any given night are the Frisco crew. A person from our team answers at any hour. You say what is happening, they tell you what to shut off, and you hear the emergency fee before anyone drives.
What does a plumber cost in McKinney, TX?
On a weekday the service call is $49, credited to the repair when you go ahead. The repair itself is a flat price you hear before the work starts. Evenings, weekends and holidays add an emergency fee that depends on the hour, and you hear it on the phone before anyone drives.
Reviews of FPP Plumbing, Word for Word
Four reviews as their authors wrote them, each with a link to where it was posted.
Reviews
These guys are life savers. I had a leak in an upstairs bathroom and water was coming out of my light fixture in the kitchen as well as down the walls in my garage. They came out the same day I contacted them and were able to diagnosis and fix the issue. I would and will be contacting them for any other plumbing work that I have.
★★★★★ · Thumbtack · January 2023
Read on Thumbtack
Awesome service! Came out and completed an emergency job on a Sunday!
★★★★★ · Local Guide Level 3 · December 2024 · Google
Read on Google
Response was immediate. They were able to troubleshoot a water leak that was hard to find. Very nice and pleasant to work with.
★★★★★ · Thumbtack · November 2022
Read on Thumbtack
We hired him to replace a garbage disposal and 3 new faucets. Good work. Good value. Highly recommended.
★★★★★ · Thumbtack · December 2023
Read on Thumbtack
Our Office for McKinney: Frisco, on Westridge Blvd
The trucks that cover McKinney come from our Frisco office at 12800 Westridge Blvd, Suite 116, right at the line between the two cities. The office is open Monday to Friday, 8 AM to 5 PM; the phone is answered around the clock. The Frisco Google profile has the reviews and the map.
FPP Plumbing Frisco office
12800 Westridge Blvd, Suite 116
Frisco, TX 75035
24/7 emergency plumbing: nights, weekends and holidays
Office hours: Monday to Friday, 8 AM to 5 PM
request@fppplumbing.com
The Frisco line at the top of this page reaches a plumber in McKinney, TX day and night, and the Request Service form reaches the same dispatcher. Say what is happening, where the house is, and whether you found the shut-off valve. The price comes before the work, on every call.