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Envelope inspections • Suwanee, GA

EIFS & Stucco Inspection in Suwanee, GA

Before you buy, refinance or fund a reserve study on a Suwanee property, find out what is behind the stucco and EIFS. We survey every elevation, take moisture readings at the details that fail first, and put the findings in a written report you can act on.

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

Call (470) 266-4447 How a survey works

1999Georgia envelope work

MappedReadings by elevation

WrittenReport with photos

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

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Know before you budget

What the wall looks like isn’t what’s in it

A freshly painted EIFS facade can hide sheathing that has been wet for years. That matters on Suwanee’s office and flex buildings along Peachtree Industrial Boulevard and on the hotels around the I-85 Gateway, many of which were clad during the years when barrier EIFS, with no drainage plane behind the foam, was common on commercial work.

An envelope inspection measures what the eye cannot. We start with a visual survey of every elevation, noting cracks, failed sealant, missing kick-out and sill flashing, and terminations that sit in soil or on a roof. Then we probe the details where water collects, such as below window corners, at roof-to-wall transitions and beside penetrations, and record the readings on elevation drawings or photos.

Where a leak has been reported but the source is unclear, we water test individual details one at a time until the leak reproduces. The written report separates active moisture from cosmetic wear, ranks repairs by urgency and gives buyers, lenders, asset managers and HOA boards a scope they can price and schedule.

EIFS wall around a window being checked for moisture

1999testing Georgia facades

Inspection services

Envelope inspections in Suwanee

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 Suwanee

Due diligence on Suwanee properties

Suwanee’s commercial market changes hands often, and the cladding is one of the first things a careful buyer or lender asks about.

We inspect hotels and retail near the Suwanee Gateway, office and medical buildings on Peachtree Industrial Boulevard and Lawrenceville-Suwanee Road, and apartment and condominium communities across the city and the surrounding unincorporated Gwinnett addresses. Reports are written for the people who have to make a decision: what is wet, how far it goes and what it will take to fix.

Acquisitions & refinancing

Condition reports that give buyers and lenders real findings before closing, not just a visual note.

Reserve planning

Moisture data that helps Suwanee condo and HOA boards plan facade work across several budget years.

Active leak tracing

Targeted water testing when tenants or residents report a leak and nobody can find the source.

Suwanee
Suwanee Gateway
Suwanee Town Center
Peachtree Industrial Boulevard
Lawrenceville-Suwanee Road
Duluth
Johns Creek
Buford
Lawrenceville
Peachtree Corners
Norcross

Questions & answers

EIFS inspection questions in Suwanee

What buyers, boards and property managers in Suwanee ask about envelope inspections.

Our property has a Suwanee address. Does that affect the inspection?

Not the inspection itself, but it can affect the repairs that follow. Many Suwanee addresses are in unincorporated Gwinnett rather than the City of Suwanee, so check with the City or Gwinnett County about permit requirements before repair work is scheduled.

How long before closing should we schedule an inspection on a Suwanee building?

As early in due diligence as you can. Weather, access and building size affect timing, and if the survey finds wet substrate you will want time to get a repair scope and price before the deadline.

Does an inspection damage the wall?

Moisture probing leaves small holes at test locations, which we seal when we are done. Visual and non-invasive readings come first so probes go only where they are needed.

Can you tell if our EIFS is barrier or drainable?

Usually, yes. We look at terminations, joints and how the system was installed, and confirm with a small inspection opening where needed.

Who receives the report?

You do. The report is written for the owner, board or client who ordered it, and you decide who else sees it, such as a lender or buyer.

Schedule an envelope inspection in Suwanee

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

Call (470) 266-4447 Commercial quote