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EIFS & Dryvit restoration • Suwanee, GA

EIFS & Dryvit Restoration in Suwanee

Suwanee office buildings, hotels and apartment communities from the 1990s and 2000s often wear EIFS that is reaching the end of its first life. We repair the damage, rebuild wet areas properly and recoat the system so it performs and looks current again.

  • EIFS & Dryvit repair
  • Joint & sealant renewal
  • Facade recoats
  • Drainable conversions
Call (470) 266-4447How we restore EIFS
1999Georgia EIFS work
OccupiedPhased by elevation
WrittenItemized quotes

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

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Know your system

Suwanee’s growth years were EIFS years

When Suwanee was adding office space along Peachtree Industrial Boulevard, hotels near I-85 and new apartment communities across the city, EIFS was one of the most common commercial claddings in Georgia. It was light, fast and could be shaped into cornices, bands and quoins that made a building look more expensive than it was. Much of it was installed as a barrier system, which relies on the outer surface and its sealant joints to keep every drop of water out.

That works until the sealant ages, a sign is added or a crack opens at a window corner. Then water gets behind the foam and has no way out, and the sheathing underneath stays wet.

EIFS restoration starts with finding where that has happened. We survey and probe the facade, open areas where readings are high and replace damaged sheathing before rebuilding foam, base coat, mesh and finish to match. Every joint on the building is replaced with sealant against the base coat, not the finish. Where an owner wants a long-term fix, we can discuss converting sections to a drainable assembly, and we finish with a recoat that unifies color across repaired and original areas.

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

EIFS & Dryvit restoration in Suwanee

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 Suwanee

One era of buildings, one set of weak details

Buildings put up in the same decade tend to fail in the same places, and Suwanee has a lot of buildings from the same decade.

On Suwanee’s office parks and Gateway hotels, the EIFS problems repeat: window corners without sill pans, foam carried down into soil or onto roofs, decorative bands that hold water on top, and sign and light fixtures fastened through the finish. Knowing those patterns lets us test the right spots first and give owners a realistic picture of the scope early.

Barrier EIFS on offices

Office and flex buildings along Peachtree Industrial often use face-sealed EIFS with no drainage behind it.

Hotels near I-85

Multi-story hotel elevations collect water at window stacks and horizontal bands.

Dated finishes

Chalky, mismatched patches from years of spot repairs that a full recoat can unify.

  • Suwanee
  • Suwanee Gateway
  • Peachtree Industrial Boulevard
  • Old Town Suwanee
  • Duluth
  • Johns Creek
  • Sugar Hill
  • Buford
  • Peachtree Corners
  • Lawrenceville
Questions & answers

EIFS and Dryvit questions in Suwanee

What Suwanee owners and managers ask about restoring an EIFS facade.

Do we need a permit to restore EIFS on our Suwanee building?
Recoats and small repairs often do not, but replacing sheathing or re-cladding large areas may. Confirm with the City of Suwanee or the Gwinnett County building department, depending on where the property sits.
Our Suwanee building is near Town Center. Can we change the EIFS color?
Possibly. Properties in and around Suwanee Town Center and Old Town may be subject to the city’s design standards. Check with the City of Suwanee before selecting a new color, and we will prepare sample areas for approval.
Is Dryvit the same as EIFS?
Dryvit is a brand of EIFS. We repair and restore Dryvit and other EIFS systems, and match the existing finish texture.
Can barrier EIFS be converted to a drainable system?
Whole-building conversion is a re-clad, but drainable details can often be added at windows, terminations and areas being rebuilt. We explain what makes sense for your building in the scope.
How do we know how much of the EIFS is wet?
A moisture survey. We probe the details where water collects and map readings by elevation, so the quote covers the actual damage rather than a guess.

Restore your EIFS facade in Suwanee

Tell us about the building and what you are seeing. We will survey the EIFS and send a written restoration scope.

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