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Envelope inspections • Duluth, GA

EIFS & Stucco Inspection in Duluth, GA

Before you buy, refinance, set reserves or approve a facade project in Duluth, find out what is behind the finish. We survey stucco and EIFS walls, take moisture readings, water test suspect details and put the findings in a written report.

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

Call (770) 758-5532 How a survey works

1999Georgia envelope work

MappedReadings by elevation

WrittenReport with photos

Request a commercial quote

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

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Know before you budget

Know the wall before you commit the budget

A stucco or EIFS facade can look sound from the parking lot and still be holding water at its window perimeters and joints. On Duluth properties that are changing hands, being refinanced or heading into a reserve study, that hidden moisture is often the largest unknown in the numbers, and it is the one most likely to turn into a change order later.

Our inspections are built for commercial decision-makers. We walk every elevation, map moisture readings at the details that fail first, and probe or water test where readings are high or leaks have been reported. We note the system on the wall, whether barrier or drainable EIFS or hard coat stucco, and the condition of sealants, flashings and terminations.

You receive a written report with photos, readings by elevation and a plain description of what we found. When repairs are needed, we separate urgent water intrusion from maintenance and cosmetic work so you can budget each one, and we can price the scope on request.

EIFS wall around a window being checked for moisture

1999testing Georgia facades

Inspection services

Envelope inspections in Duluth

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 Duluth

Due diligence for Duluth properties in transition

Duluth has a steady flow of commercial and multifamily property being sold, refinanced and repositioned, and the envelope is part of every one of those decisions.

Around Gwinnett Place and along Satellite Boulevard, older office and retail buildings are being bought with plans to update them. Apartment communities across the city trade between owners, and condominium boards plan reserves years ahead. In each case, a moisture survey turns a guess about the facade into a number that buyers, lenders and boards can use.

Acquisition due diligence

Envelope findings in time for a buyer's inspection period, with repair priorities called out.

Reserve planning

Condition data by elevation for condominium boards and their reserve specialists.

Leak investigations

Targeted water testing when a tenant or resident reports a leak and nobody can find the source.

Duluth
Gwinnett Place
Satellite Boulevard
Pleasant Hill Road
Downtown Duluth
Peachtree Industrial Boulevard
Norcross
Peachtree Corners
Lawrenceville
Suwanee
Johns Creek

Questions & answers

Envelope inspection FAQ for Duluth

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

Can you inspect a Duluth property inside a purchase contract's due diligence window?

Yes. Tell us the deadline when you request the inspection and we will schedule the survey and report around it. Larger properties with many buildings need more lead time, so call early in the window.

Our Duluth condominium is updating its reserve study. Can you help?

We can survey the stucco or EIFS, sealants and flashings and give the board and its reserve specialist written condition findings by building and elevation, which makes the facade line items far more realistic.

Is the inspection invasive?

Most readings are taken with non-invasive meters. Where readings are high, we may take small probe readings through the finish and seal each hole afterward. We explain the method before we start.

Can you tell whether our EIFS is barrier or drainable?

Usually, from the terminations, the age of the building and, where needed, a small inspection opening. The difference matters because barrier EIFS depends entirely on its sealant joints to stay dry.

Do you also do the repairs?

Yes. We repair, restore and recoat stucco and EIFS. You are free to use the report with any contractor, and we will price the scope if you ask.

Schedule an envelope inspection in Duluth

Tell us about the property and your deadline. We will set the survey date and send a written report.

Call (770) 758-5532 Commercial quote