DunwoodyCommercial Stucco & EIFS
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Commercial Stucco Recoating in Dunwoody
A faded, patched facade makes a Dunwoody building look older than the competition down the street. We renew stucco and EIFS with new finish coats, elastomeric recoats and color changes, after making sure the wall underneath is sound.
- Whole-building recoats
- Color changes & rebrands
- Elastomeric coatings
- Condo reserve projects
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Dunwoody commercial stucco & EIFS. Property managers, boards, owners & builders.
Keeping up with the building next door
Dunwoody’s office, retail and apartment markets are competitive, and new buildings keep raising the standard. An older office building near Perimeter Center or a 1980s shopping center with chalky, mismatched elevations and years of patched repairs can lose tenants and prospects to newer product before anyone looks inside.
A recoat is one of the most cost-effective ways to change that. Over sound stucco or EIFS, a new finish coat or coating system can refresh the texture, change the color scheme and give the whole building one consistent appearance again, without tearing off the cladding.
The condition of the wall decides whether a recoat will last. Before we quote one, we survey the facade, take moisture readings and check sealant joints and flashing. Wet areas are opened and repaired first, cracks are treated, and failed joints are replaced so the new coating is not covering a problem. Then we choose the right product for the substrate: an acrylic finish, a cementitious finish or an elastomeric coating. We prepare sample areas for owner or board approval, then work elevation by elevation so the building stays open throughout. Learn more about our EIFS restoration work.
Commercial recoat and finish work
Every finish project starts with the same check: is the wall underneath dry and sound? After that, it is about the look the property needs and how the wall needs to breathe.
Whole-building recoats
A new finish or coating applied corner to corner on every elevation, so old patches, stains and uneven fading disappear.
Color changes & rebrands
A new color scheme for a repositioned shopping center, a new tenant’s brand standards or an office building heading back to market.
Elastomeric recoats
Thick, flexible coatings that bridge hairline cracks and shed water, used on walls that have been tested and are dry behind the finish.
Breathable coatings
Vapor-open coatings for hard coat stucco walls where trapping moisture would do more harm than good.
Condo & HOA reserve projects
Recoats planned around a reserve study and budget, phased by building or elevation, with a written scope the board can approve.
EIFS finish renewal
Recoating sound EIFS with a compatible finish after joints are replaced and damaged areas are repaired.
Choosing the right finish for the facade
Acrylic finishes give an even color, flex more than cement and hold color well, and they are the usual choice for renewing EIFS. Elastomeric coatings go on thicker and bridge fine cracks, which suits weathered stucco on condominiums and apartment buildings, but they slow drying, so we use them only where the wall has been tested and is dry. Breathable coatings let hard coat stucco dry out where vapor would otherwise be trapped.
We tell you which option fits each building and why, and put it in the written scope. Before a full recoat we prepare sample areas on the building so the owner, board or brand manager sees the color and texture in daylight before committing to every elevation.
| Finish | Strengths | Watch for |
|---|---|---|
| Acrylic finishEIFS and stucco | Even color, flexible | Needs a sound, primed base |
| Elastomeric coatingThick, flexible film | Bridges hairline cracks | Slows drying; dry wall only |
| Breathable coatingVapor-open | Lets stucco dry out | Fewer texture options |
| Cementitious finishTraditional hard coat | Breathes, natural look | Color can mottle and fade |
How a commercial recoat works
Most of the result is decided in the prep. A coating bonds only as well as the surface it goes on, and an occupied property needs a plan as much as a crew.
Test & document
We take moisture readings, sound for loose or hollow areas and look at every joint, window perimeter and penetration before recommending a finish.
- Readings by elevation
- Delamination checked
- Photo documentation
Scope, samples & phasing
You get an itemized scope that separates repairs from finish work, sample areas for approval, and a phasing plan around tenants, residents and business hours.
- Repairs priced separately
- Samples approved on site
- Phasing for budgets
Prep & recoat
Walls are cleaned, cracks and failed sealant are repaired, glass, storefronts and landscaping are masked, and the finish goes on corner to corner.
- Wall washed & dried
- Entrances kept open
- Daily cleanup
Planning a recoat for leasing or reserves?
We will check whether the facade is sound enough for a recoat and put the options in a written scope you can take to ownership or the board.
Often paired with a commercial recoat
A new finish lasts when the wall behind it is dry. Sealant work and a condition survey usually come first, and condo boards often fold the recoat into a larger reserve project.
Waterproofing & Sealants
Sealant joints, expansion joints, flashing and elastomeric coatings that keep water out of the building envelope.
Learn more
Envelope Inspections
Moisture surveys, water testing and written condition reports for owners, boards, lenders and buyers.
Learn more
Condominiums & HOAs
Reserve-study repairs, balconies, sealants and full-building recoats for condominium associations.
Learn moreRepositioning older buildings in Dunwoody
Owners recoat to lease, sell or simply stop the patchwork look. Each goal changes the scope.
In Dunwoody we see recoats tied to leasing pushes on older office buildings, center-wide color updates at neighborhood shopping centers, and community-wide refreshes at apartment and condo properties. Sun exposure varies a lot by elevation, so a south or west wall that has faded badly may need more preparation than a shaded one. We write the scope to reflect that.
Color changes
New color schemes for older offices and retail centers, sampled on the wall and approved before full application.
Faded elevations
Sun-bleached south and west elevations brought back to match the rest of the building.
Elastomeric systems
Elastomeric coatings where hairline cracking needs bridging and the substrate allows it.
- Dunwoody
- Perimeter Center
- Dunwoody Village
- Georgetown
- Mount Vernon Road
- Sandy Springs
- Brookhaven
- Chamblee
- Peachtree Corners
- Norcross
Recoating questions from Dunwoody owners
What Dunwoody property owners, managers and boards ask before a facade recoat.
Can you put a new finish coat over old stucco or EIFS?
Is it better to paint stucco or recoat it?
Does Dunwoody require approval to change a building’s color?
Can you recoat an open shopping center or occupied office building in Dunwoody?
What is the difference between acrylic and cementitious finishes?
How is a commercial recoat priced?
Refresh your Dunwoody facade without a re-clad
Tell us about the building and your goals. We will survey the wall and send a written recoating scope.