DunwoodyCommercial Stucco & EIFS
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Condo & HOA Stucco & EIFS in Dunwoody
Dunwoody condo and townhome associations manage aging stucco and EIFS with limited reserves and many unit owners to answer to. We give boards a clear scope, phase the work around residents and repair the balconies, joints and walls that let water in.
- Condition surveys for boards
- Balconies & breezeways
- Sealant & recoat programs
- Unit-owner notice support
Request a commercial quote
Dunwoody commercial stucco & EIFS. Property managers, boards, owners & builders.
Give the board numbers it can defend
Dunwoody has a long-established base of condominium and townhome communities, from garden-style buildings off Chamblee-Dunwoody Road and Mount Vernon Road to mid-rise condos closer to Perimeter Center. Many are clad in stucco or EIFS, and many reached the age where sealant, balconies and flashing need attention at about the same time.
For a board, the hard part is not deciding that the buildings need work. It is explaining to unit owners how much, why and when, and making that case hold up at an annual meeting. A vague estimate invites second-guessing; a scope backed by moisture readings and photos does not.
We survey each building, take readings at the details that fail first on condo buildings (balcony ledgers and rail posts, breezeway transitions, window perimeters and roof-to-wall joints) and document what we find. The written scope separates urgent water intrusion from items that can wait, with options that let the board phase work across budget years or align it with a reserve study. When the board is ready, we schedule the work building by building with notice to residents, and keep unit entry to a minimum. Learn more about our condition surveys.
Common condominium envelope problems
The conditions condo boards and community managers ask us to look at most often.
Balcony leaks
Water entering at balcony ledgers, railing posts and the joint where the deck meets the wall, often showing in the unit below.
Breezeways & stairwells
Cracked and stained walls in open breezeways and stair towers that see rain, foot traffic and moving day.
Wet sheathing
Sheathing and framing behind stucco or EIFS that has stayed wet at windows, joints and terminations.
Failed sealant joints
Hardened, split sealant at windows, doors, expansion joints and penetrations across every building.
Cracks & base-of-wall damage
Cracking at corners and openings, and deterioration where the wall finish meets paving and grade.
Faded, patched elevations
Years of spot repairs and chalky finishes that make a community look older than it is.
What condo projects usually include
Most association projects combine several of these services, phased by building to fit the budget.
Envelope Inspections
Moisture surveys, water testing and written condition reports for owners, boards, lenders and buyers.
Learn more
Waterproofing & Sealants
Sealant joints, expansion joints, flashing and elastomeric coatings that keep water out of the building envelope.
Learn more
Commercial Stucco Repair
Cracks, impact damage, delamination and water damage on commercial facades, repaired at the source and matched to the building.
Learn moreRecoating & Finishes
Finish coats, elastomeric recoats and color changes that renew a whole facade without tearing it off.
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EIFS & Dryvit Restoration
Repair and restoration of EIFS and Dryvit facades, including recoats, joint replacement and drainable conversions.
Learn more
DensGlass Sheathing
Water-damaged sheathing behind stucco and EIFS replaced with glass-mat gypsum board and tied into the weather barrier.
Learn moreHow we work around your residents
Unit owners live with the project every day. We plan it with the board and manager so they know what is coming.
Survey & report
We survey each building, take moisture readings and water test where owners have reported leaks, and document every finding with photos and locations.
- Owner leak reports reviewed
- Findings by building
- Photo documentation
Scope for board approval
You get an itemized scope that separates urgent water intrusion from cosmetic work, with phasing options the board can compare when it plans funding.
- Itemized by building
- Phasing & budget options
- Ready for board review
Notices, access & repair
We help the manager prepare owner notices, schedule any balcony or in-unit access in advance, then work building by building with walkways protected and cleaned daily.
- Owner notice support
- Scheduled unit access
- Matched finish
Owner reporting water in a unit?
Call us. A water test usually finds the entry point so the immediate leak can be stopped before the board plans the larger repair.
Associations with long memories
Many Dunwoody associations have been through earlier repair cycles. We start by learning what was done and what failed.
Older condo communities in Dunwoody often have a history of piecemeal repairs, with patches, different sealants and previous coating jobs layered on the same buildings. Before we write a scope, we ask for past repair records and reserve studies, and we look for repairs that did not hold so the same mistakes are not repeated. Board members change over time; a clear written scope helps the next board understand what was done and why.
Past repair records
Earlier repairs and reserve studies reviewed so the new scope builds on what is known.
Balconies & breezeways
Ledgers, rail posts and breezeway transitions checked first, where condo leaks usually start.
Multi-year phasing
Scopes divided by building and year so work matches reserves and avoids surprise assessments.
- Dunwoody
- Perimeter Center
- Dunwoody Village
- Georgetown
- Mount Vernon Road
- Winters Chapel
- Sandy Springs
- Brookhaven
- Chamblee
- Peachtree Corners
Condo & HOA questions from Dunwoody boards
What Dunwoody condo boards and community managers ask before an envelope project.
Can you give our Dunwoody board a scope for reserve planning?
Does a project like this mean a special assessment?
Will you need to enter units?
Who is responsible for balcony repairs, the association or the unit owner?
Do we need city approval for condo exterior work in Dunwoody?
How do you keep owners informed?
Request a condo & HOA quote in Dunwoody
Tell us about the community and what owners are reporting. We will survey the buildings and send the board a written scope.