Provider profile
Roto-Rooter Plumbing & Water Cleanup
Provider snapshot
What this listing says
Sandy Springs and north metro Atlanta homeowners who need same-day water damage cleanup with mold remediation under one roof, backed by a national franchise with 24/7 dispatch.
Best for
- Sandy Springs homeowners dealing with water damage that has led to mold growth and who want plumbing repair, water extraction, and mold remediation from a single company
- Commercial property managers in north metro Atlanta who need 24/7 emergency water damage response with insurance documentation handled by the restoration company
- Buyers who prioritize immediate availability over price — Roto-Rooter dispatches same-day, including nights, weekends, and holidays at no extra charge for the timing
- Property owners near Nancy Creek or North Fork Peachtree Creek facing recurring flood risk who want a company with local presence and national resources
About this company
Roto-Rooter in Sandy Springs is a national franchise location at 333 Sandy Springs Circle, managed by Brian Smith. Mold remediation here is a subset of their water damage restoration division — they are primarily a plumbing and water cleanup company that added mold services. They handle the full chain from plumbing repair to water extraction to mold removal, which means you deal with one company instead of three.
Their mold remediation page describes IICRC and AMRT training, HEPA vacuums, air scrubbers, dehumidification, and antimicrobial treatments. They also use moisture meters and thermal imaging during the drying process. Nothing here is unusual for a restoration company of this size — the differentiator is the plumbing-to-remediation pipeline. If your mold problem started with a burst pipe or sewer backup, they fix the pipe and remediate the mold in a single engagement.
Roto-Rooter has operated nationally since 1935. This Sandy Springs location serves 18 counties across the Atlanta metro area, from Cherokee and Forsyth in the north to Clayton and Henry in the south. They hold Georgia plumbing license MP209666, carry a BBB A+ rating, and belong to the Apartment Association and Georgia Restaurant Association.
4.9 stars across 1,147 Google reviews is exceptional volume with a near-perfect rating. Most of the negative reviews focus on pricing rather than workmanship, which suggests the field technicians are strong but the cost structure runs high — consistent with a national franchise model.
Services
Service area
Headquartered at 333 Sandy Springs Circle, Sandy Springs, Georgia. Serves 18 counties across the metro Atlanta area: Fulton, Cobb, DeKalb, Gwinnett, Cherokee, Forsyth, Clayton, Coweta, Douglas, Fayette, Carroll, Newton, Rockdale, Walton, Henry, Paulding, Dawson, and Hall. Specific cities named include Dunwoody, Smyrna, Alpharetta, Marietta, Johns Creek, Roswell, Lawrenceville, Forest Park, Decatur, Woodstock, and Lithonia. This is a very broad service area for a single location.
Review consensus
Angel is the most frequently named technician, praised across at least eight reviews for fast response, clear step-by-step explanations, and resolving both residential and commercial plumbing issues. Khup appears in seven reviews for patience, efficiency, and clear communication — multiple reviewers specifically request him. John draws praise for after-hours availability and honest, no-pressure advice. Saadiq McClain is noted for prompt arrival and keeping customers informed throughout the process. Rosen Minkov received detailed praise for diagnosing a sump pump issue honestly (finding a bad outlet, not a bad pump) and for sustained focus on a 4.5-hour kitchen sink repair. Speed of response is the most common positive theme — reviewers consistently report technicians arriving within one to two hours of calling.
11 found across 1,147 total reviews at 4.9★. Pricing is the dominant complaint. Alex Mitchell spent $4,150 across two visits for a clogged commercial drain, was promised camera follow-up both times, never received it, and a different plumber found equipment stuck in the pipe and charged less than half. Patrick Graffius paid $6,300 for a water line replacement and says Roto-Rooter damaged his irrigation system and corrugated drainage pipes during excavation, then refused to compensate for the resulting basement water seepage. Justine Yi was quoted $800 for a leak repair, called twice for a cost breakdown, and never received a callback. William Jennings called it overpriced while praising the technician. Kimberly Berry was given a 2-hour emergency window for a flooding house, then told after the window passed that it would be another 3 hours. Caitlin James (2 stars) paid $600 for a kitchen sink clog that was resolved with a butter knife, then had $150 added for unrequested pipe work. Kim Jey had a technician cancel last minute without notifying her, and a replacement technician who could not explain the repair plan. Joyce Cooper and Emily Gray left 1-star reviews without details. Katherine Dean Kemp left a 1-star with no text, but the owner response thanks her for a positive review — suggesting either a changed rating or a mismatched response.
The disconnect between field performance and pricing is structural. Reviewers who praise the technicians often note that costs ran high, and the negative reviews almost never criticize the quality of work — only the cost and follow-through. This is characteristic of a national franchise model where field technicians are skilled but pricing is set at the corporate level with limited flexibility. The owner response pattern reinforces this: every negative review gets the same template from Pat Swanson directing customers to email. None of the responses engage with specific complaints about pricing or follow-up failures. Alex Mitchell's review received an owner response that appears copied from a different review entirely — thanking him for kind words about Angel when his review is a detailed complaint about overcharging and broken promises.
Angel (technician — strongly positive across 8+ reviews, praised for speed, courtesy, and knowledge). Khup (technician — strongly positive across 7+ reviews, praised for patience, efficiency, and communication). John (technician — positive across 4+ reviews, praised for after-hours availability and honest advice). Saadiq McClain (technician — positive across 3 reviews, praised for promptness and communication). Rosen Minkov (technician — positive across 2 reviews, praised for honesty and thoroughness). Emanuel (technician — positive, 1 review). Khan (technician — positive, 1 review). William (technician — positive, 1 review). Kostadin Bagdanov (technician — positive, 1 review, called a master plumber). Peter (technician — positive, 1 review). Tim (technician — positive, 1 review). Stefan (technician — positive, 1 review). Ben (technician — positive, 1 review). Ned (technician — positive, 1 review). Glen (technician — positive, 1 review). Ray (technician — positive, 1 review). Pat Swanson (Customer Satisfaction Manager — handles all owner responses, template-based). Brian Smith (location manager — named on Google listing).
Request Angel or Khup by name — both have strong track records across many reviews. Get a written breakdown of all costs before any work begins, and do not agree to additional services without a separate written quote. For mold specifically, hire an independent tester first so Roto-Rooter is not both diagnosing and treating the problem.
Keep in mind
- Roto-Rooter does both mold testing and mold remediation. This is a conflict of interest — the company assessing whether you have a mold problem also profits from fixing it. Consider hiring an independent environmental consultant to test before committing to their remediation services.
- Pricing complaints dominate the negative reviews. Multiple reviewers describe being charged $600-$2,500 for work they later had done elsewhere for significantly less. Roto-Rooter uses flat-rate pricing, and at least one reviewer reported difficulty getting a cost breakdown before service.
- Owner responses to negative reviews follow a near-identical template directing customers to email Pat Swanson, the Customer Satisfaction Manager. The company responds to 100% of negatives, but the responses rarely engage with the specific complaint — this is reputation management, not problem-solving.
- Their service area covers 18 counties across metro Atlanta. That is a massive territory. Confirm response times for your specific location before booking, especially for non-emergency work.
- Mold remediation is one service line within a plumbing-first company. If you need standalone mold assessment or remediation without a water damage event, a mold-focused firm may have deeper specialization.