Home
Services
Envelope Inspections

Envelope inspections • Dunwoody, GA

EIFS & Stucco Inspection in Dunwoody, GA

Buying an office building near Perimeter Center, refinancing an apartment community or planning condo reserves in Dunwoody? We survey the stucco or EIFS, take moisture readings at the details that fail first and give you a written report you can put numbers against.

Moisture probe surveys
Water testing at openings
Due diligence & reserves
Written condition reports

Call (470) 533-5476 How a survey works

1999Georgia envelope work

MappedReadings by elevation

WrittenReport with photos

Request a commercial quote

Dunwoody commercial stucco & EIFS. Property managers, boards, owners & builders.

Thank you. Your request is in, and an Advanced Stucco Repair commercial estimator will contact you shortly. If it is urgent, call (470) 533-5476.

Something went wrong sending your request. Please check the acknowledgement box, or call (470) 533-5476 and we will help right away.

Name & company

Phone

Property type

Property ZIP

Project details

I acknowledge this is a request for a ‘Commercial Quote’

We never share your information. Prefer to talk? Call (470) 533-5476.

Know before you budget

Know what is behind the finish coat

A stucco or EIFS facade can look sound from the parking lot and still have wet sheathing behind it. The face of the wall does not show water until the damage is well along, and by then it can affect a purchase price, a loan or a reserve budget.

Dunwoody’s commercial and multifamily property changes hands and refinances regularly, from office buildings in the Perimeter Center area to apartment communities and condominium associations across the city. Each of those decisions benefits from knowing the condition of the envelope before the documents are signed.

Our inspections start with a visual survey of every elevation, noting cracks, failed sealant, missing flashing and the terminations and penetrations where water usually gets in. We then take moisture readings at those locations, and where a leak path is unclear we water test the suspect detail. You receive a written report with photos, reading locations and findings by elevation, along with a repair scope that separates urgent items from deferred maintenance. For boards and owners, that report becomes the basis for a restoration plan or a phased budget.

EIFS wall around a window being checked for moisture

1999testing Georgia facades

Inspection services

Envelope inspections in Dunwoody

Every survey follows the same idea: test where water gets in, record what we find, and explain it in plain language.

Moisture probe surveys

Probe readings at high-risk locations across each elevation, recorded by location; each hole is sealed afterward.

Readings, not guesses

Water testing

Controlled water applied to a window, storefront, joint or flashing confirms whether that detail is the leak path before anything is opened.

Leak source confirmed

Due diligence surveys

Condition of the stucco or EIFS envelope documented for buyers and lenders before an acquisition or refinance closes.

Before you commit

Reserve study support

Condition findings by elevation that help condo and HOA boards and their reserve specialists plan envelope work over time.

Real numbers for boards

System identification

We confirm whether the wall is hard coat stucco, barrier EIFS or drainable EIFS, because that decides how it is repaired.

Know what you have

Pre-repair baselines

A documented baseline before a repair, recoat or sealant program is scoped, so the scope is built from evidence.

Scope from evidence

Which survey?

Choosing the right level of testing

Not every building needs the same depth. A visual survey can spot failed sealant, open parapet caps, missing flashing and cladding run below grade, but it can’t tell you whether the sheathing is wet. Probing answers that. Water testing goes one step further and proves which detail is letting water in.

For an acquisition, a refinance or a reserve study, a probe survey across representative areas of every elevation is usually the right level. If a tenant has reported a leak in one location, a focused survey of that area may be enough. We recommend the level that fits your decision and quote it in writing before we start.

Typical survey scopes
Survey	Best for	You get
Visual survey	Routine check, budgeting	Details to watch
Focused probing	One reported leak or stain	Extent of damage
Building-wide probing	Due diligence, reserves	Moisture map by elevation
Water testing	Leak with unclear source	Leak path confirmed

Our process

How an envelope survey works

We coordinate access, tenant notice and any lift or ladder work with you before the survey day.

Walk & identify

We walk every elevation, identify the stucco or EIFS system, and note sealant, flashing, parapets, penetrations and clearance at the base.

System identified
Risk areas marked
Visible defects photographed

Probe & test

Probe holes go in at the marked locations and readings are recorded. Where needed, we water test a detail to confirm the leak path.

Readings by location
Holes sealed afterward
Water tests where needed

Report & review

You get a written report with readings, photos and findings by elevation, and we review it with you, your board or your lender’s consultant.

Photos of each issue
Urgent vs. planned items
Repair options if needed

Working against a due diligence deadline?

Inspection periods are short. Call early so access can be arranged and the report is in hand before your deadline.

Schedule a survey

Inspections in Dunwoody

Envelope reports for Dunwoody transactions

Who calls us for an inspection in Dunwoody, and what they do with the report.

Inspection work in Dunwoody tends to follow the property market. Buyers and lenders want to understand an office or apartment building’s cladding before closing. Condo boards want real numbers before a reserve study or a special assessment conversation. Property managers want to know whether recurring leaks are one problem or several. We work to your deadline where we can and write the report for the people who will read it.

Due diligence

Condition surveys for buyers, sellers and lenders on office, retail and multifamily acquisitions.

Reserve planning

Findings and repair scopes condo and HOA boards can use to plan reserves and phase work.

Leak investigations

Targeted water testing to find the entry point behind a recurring tenant or resident leak.

Dunwoody
Perimeter Center
Georgetown
Dunwoody Village
Winters Chapel
Sandy Springs
Brookhaven
Chamblee
Peachtree Corners
Doraville
Atlanta

Questions & answers

Envelope inspection questions in Dunwoody

What buyers, lenders, boards and managers in Dunwoody ask about stucco and EIFS inspections.

When should we inspect a Dunwoody property’s stucco or EIFS?

Before buying or refinancing, before a reserve study or major capital plan, when leaks keep coming back, and before a recoat or color change. Each of those decisions is better with real moisture data.

Can you meet a due diligence deadline?

Tell us the deadline when you call. We schedule around it where we can, and we will tell you up front what can realistically be surveyed and reported in that time.

Does moisture probing damage the facade?

Probing leaves small holes at selected locations, usually at the details most likely to be wet. We seal each one with a matched sealant when the readings are done.

Can our Dunwoody condo board use the report for reserve planning?

Yes. The report separates urgent water intrusion from deferred maintenance and includes a repair scope, which boards and reserve specialists can use to plan funding and phasing.

What is the difference between EIFS and stucco?

Hard coat stucco is cement-based plaster over lath. EIFS is foam insulation board with a reinforced base coat and a synthetic finish. They are inspected and repaired differently, and many Dunwoody buildings have both.

How is an inspection priced?

It depends on building size, number of elevations, access and how many moisture readings and water tests are needed. We provide a written quote before the inspection.

Schedule an envelope inspection in Dunwoody

Tell us the property and your deadline. We will scope the survey and send a written quote.

Call (470) 533-5476 Commercial quote