Apartment Stucco & EIFS in Alpharetta

Two generations of apartments, two sets of problems

Alpharetta’s apartment stock falls roughly into two groups. Older garden-style communities, often three-story walk-ups with breezeways, balconies and stucco or EIFS accents over wood framing, are now old enough that their original sealant, flashing and finishes are failing together. Newer wrap and podium buildings in the city’s mixed-use districts have hard coat stucco and EIFS over larger, more complex walls, where cracking at joints and leaks at balcony and storefront transitions can show up within the first several years.

On garden communities, water usually gets in at balcony ledgers and rail posts, breezeway connections, stair stringers and window corners, and it can soak sheathing for a long time before a resident reports a stain. On newer buildings, we look hard at control joint layout, podium and roof-to-wall transitions, and the details where one cladding meets another.

We survey building by building, rank conditions by urgency and give management an itemized scope that can be phased across budget years. Crews work one building at a time, coordinate with leasing on access and notices, and match finishes so a community does not end up looking like a patchwork. Where wet board is found, sheathing replacement is part of the same scope.