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Commercial stucco & EIFS contractor serving Alpharetta, GA Offices • Retail • Condos • Multifamily • Restaurants Call (770) 758-8417
Advanced Stucco Repair AlpharettaCommercial Stucco & EIFS (770) 758-8417
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EIFS & Dryvit restoration • Alpharetta, GA

EIFS & Dryvit Restoration in Alpharetta

A lot of Alpharetta’s office and retail buildings were clad in EIFS when the city’s commercial districts were first built out. We repair it with compatible materials, replace failed joints and wet board, and recoat it so the building looks current and stays dry.

  • EIFS & Dryvit repair
  • Joint & sealant renewal
  • Facade recoats
  • Drainable conversions
Call (770) 758-8417How we restore EIFS
1999Georgia EIFS work
OccupiedPhased by elevation
WrittenItemized quotes

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

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Know your system

Older EIFS can be saved if you catch it in time

EIFS was a popular cladding for the suburban office buildings and shopping centers that went up along GA 400, and plenty of those Alpharetta buildings still carry their original barrier system. Barrier EIFS has no drainage plane: if water gets past the face at a window corner, a sealant joint or a sign bracket, it has no designed way back out and sits against the sheathing. That is why two buildings with identical-looking facades can need very different scopes.

Restoration begins with moisture readings at the details that fail first, so we know which areas are dry and sound and which have damaged board behind them. Sound EIFS is cleaned, its joints are cut out and resealed, cracks and impact damage are repaired with EIFS base coat and mesh, never cement patch, and the system is recoated. Wet areas are opened, the sheathing is replaced, and the EIFS is rebuilt and tied into the surrounding wall.

On some buildings the right long-term answer is converting sections to a drainable system or adding flashing at windows and terminations. We will explain the options and the tradeoffs in the written scope, alongside the survey findings that support them.

Commercial building with an EIFS and stucco facade
1999restoring Georgia EIFS
What we restore

EIFS & Dryvit restoration in Alpharetta

Most EIFS problems come down to water at the edges or damage to a soft face. The scope depends on whether the substrate behind is still dry.

Wet substrate repair

Wet sections are cut out, damaged sheathing replaced with glass-mat gypsum board, and the wall rebuilt with new board, mesh, base coat and finish.

Dry substrate first

Joint & sealant renewal

Failed sealant at windows, storefronts and panel joints is replaced with backer rod and an EIFS-compatible sealant against a sound edge.

The first line of defense

Facade recoats

A new finish coat over sound EIFS renews color and texture across an entire elevation or building without removing the system.

Recoat or color change

Barrier to drainable conversion

Failing barrier EIFS is removed and replaced with a drainable system over a weather barrier, elevation by elevation if needed.

A wall that can drain

Impact damage

Dents and punctures at entrances, loading areas and ground-floor corners are cut back, rebuilt with heavier mesh where needed and blended in.

Soft face, solid repair

Below-grade foam & termites

Foam board run into soil or under pavement gives termites a hidden path. We cut it back above grade and repair damaged framing.

Coordinated with pest control
Repair, recoat or convert?

Choosing the right EIFS scope

If moisture readings are low and damage is local, section repairs with new sealant joints and a matched finish are usually the right answer. If the facade has been patched many times or faded unevenly, a recoat across the elevation gives a uniform look and helps a dated building show better to tenants and prospects.

When barrier EIFS shows wet readings in many places, repairing spot by spot often just moves the problem. Converting to a drainable system, or to hard coat stucco or fiber cement on some elevations, can be the better long-term choice. We explain the options with readings and photos in front of you, separate urgent work from what can be phased, and document any change in scope for your approval before we proceed.

Typical EIFS restoration scopes
ScopeBest forResult
Section repairLocal damage, dry substrateBlended to corners
Joint renewalFailed sealant, sound wallEdges closed
Facade recoatPatched or faded elevationsUniform building
Drainable conversionWidespread wet barrier EIFSNew drainable system
Our process

How an EIFS restoration runs

Restorations run elevation by elevation, so tenants and residents keep their entrances, parking and daily routine.

Identify & survey

We confirm whether the facade is barrier or drainable EIFS and take moisture readings to find the edges of any wet area on each elevation.

  • System identified
  • Readings mapped by elevation
  • Photo documentation

Remove & rebuild

Damaged EIFS and wet sheathing come out. New sheathing, weather barrier and insulation board go in, with flashing corrected at the leak.

  • Wet sheathing replaced
  • Flashing corrected
  • Foam kept above grade

Mesh, coat & finish

Base coat and reinforcing mesh are lapped into the existing wall, joints are sealed, and the finish is matched or the elevation recoated.

  • Mesh lapped into old work
  • Compatible materials
  • Matched finish

Not sure if the building is EIFS or stucco?

EIFS sounds hollow and feels softer than cement stucco when tapped. We confirm it on the first site walk.

Schedule a site walk
Related services

Often paired with EIFS restoration

EIFS restorations usually start with a survey and often involve the sheathing and sealant joints behind and around the wall.

Envelope Inspections
Diagnostics

Envelope Inspections

Moisture surveys, water testing and written condition reports for owners, boards, lenders and buyers.

Learn more
DensGlass Sheathing
Substrate

DensGlass Sheathing

Water-damaged sheathing behind stucco and EIFS replaced with glass-mat gypsum board and tied into the weather barrier.

Learn more
Office Buildings
Office

Office Buildings

Low- and mid-rise office buildings and office parks: facade repair, EIFS restoration and sealant programs.

Learn more
EIFS in Alpharetta

Repositioning Alpharetta’s EIFS-era buildings

Owners of older Alpharetta office and retail properties compete with new mixed-use space. A restored EIFS facade closes much of that gap without a re-clad.

We work on EIFS office buildings in the Windward and North Point areas, retail centers along Mansell Road and Old Milton Parkway, and multifamily buildings where EIFS bands and trim were used over other cladding. On each, the goal is the same: dry substrate, sound joints and a finish that does not look its age.

Barrier EIFS

Original face-sealed systems assessed for wet board and restored where sound.

Joint replacement

Failed sealant at panel joints, windows and terminations cut out and replaced.

Recoat & refresh

New finish over restored EIFS, with color changes where the owner wants them.

  • Alpharetta
  • Windward
  • North Point
  • Mansell Road
  • Old Milton Parkway
  • GA 400 corridor
  • Milton
  • Roswell
  • Johns Creek
  • Cumming
Questions & answers

EIFS & Dryvit restoration FAQ in Alpharetta

What owners and managers of Alpharetta EIFS buildings ask before a restoration.

How do we know if our Alpharetta building has barrier EIFS or drainable EIFS?
Construction drawings sometimes say, but often they are not available. We can usually tell from the details at windows, the base of the wall and terminations, and confirm with small inspection openings where needed.
Is it worth restoring EIFS on an older Alpharetta office building, or should we re-clad?
If the moisture survey shows most of the substrate is dry and sound, restoration typically makes more sense than a full re-clad. If damage is widespread, re-cladding sections may be the better long-term choice. We show you the findings so you can compare.
Do we need a permit to restore EIFS in Alpharetta?
Recoating and joint work are often handled differently from removing and replacing sheathing or cladding. Check with the City of Alpharetta’s building department for your scope; we provide a written description of the work for that conversation.
Why can’t EIFS be patched with regular stucco?
EIFS is softer and more flexible than cement stucco. A cement patch moves differently, cracks at its edges and lets water in. Repairs need EIFS base coat, mesh and finish.
Can you change the color when you recoat?
Yes. A recoat over restored EIFS can change the color across the whole building. We prepare sample areas for approval before the finish goes on.

Restore your EIFS facade in Alpharetta

Tell us about the building and its condition. We will survey the EIFS and send a written restoration scope by elevation.

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