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Condo & HOA Stucco & EIFS in Roswell
Roswell condominium and townhome associations face the same envelope line items sooner or later: leaking balconies, worn sealant, wet sheathing and faded elevations. We document conditions building by building and give the board a scope it can vote on, fund and phase.
- Condition surveys for boards
- Balconies & breezeways
- Sealant & recoat programs
- Unit-owner notice support
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Roswell commercial stucco & EIFS. Property managers, boards, owners & builders.
A scope the board can actually use
Condo boards in Roswell are volunteers making large decisions with owners’ money, often on the strength of one contractor’s opinion. What they need is a scope they can understand, defend at an owners’ meeting and fit into a reserve plan. That is how we write ours.
We start by walking every building with the community manager and, ideally, a board member. Moisture readings are taken where condominium envelopes fail most: balcony and deck connections, breezeway and stairwell walls, window and sliding door perimeters, and the base of the wall where landscaping and irrigation meet the cladding. Photos and readings are recorded by building and elevation.
The written scope then separates active water intrusion, which should be handled now, from wear that can be planned for, and offers phasing options across budget years. Where the board needs to know who is responsible for what, such as balconies and windows, we organize the line items so they can be matched against the association’s governing documents. When the time comes for a full-building recoat, the earlier repairs are already in place.
Common condominium envelope problems
The conditions condo boards and community managers ask us to look at most often.
Balcony leaks
Water entering at balcony ledgers, railing posts and the joint where the deck meets the wall, often showing in the unit below.
Breezeways & stairwells
Cracked and stained walls in open breezeways and stair towers that see rain, foot traffic and moving day.
Wet sheathing
Sheathing and framing behind stucco or EIFS that has stayed wet at windows, joints and terminations.
Failed sealant joints
Hardened, split sealant at windows, doors, expansion joints and penetrations across every building.
Cracks & base-of-wall damage
Cracking at corners and openings, and deterioration where the wall finish meets paving and grade.
Faded, patched elevations
Years of spot repairs and chalky finishes that make a community look older than it is.
What condo projects usually include
Most association projects combine several of these services, phased by building to fit the budget.
Envelope Inspections
Moisture surveys, water testing and written condition reports for owners, boards, lenders and buyers.
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Waterproofing & Sealants
Sealant joints, expansion joints, flashing and elastomeric coatings that keep water out of the building envelope.
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Commercial Stucco Repair
Cracks, impact damage, delamination and water damage on commercial facades, repaired at the source and matched to the building.
Learn moreRecoating & Finishes
Finish coats, elastomeric recoats and color changes that renew a whole facade without tearing it off.
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EIFS & Dryvit Restoration
Repair and restoration of EIFS and Dryvit facades, including recoats, joint replacement and drainable conversions.
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DensGlass Sheathing
Water-damaged sheathing behind stucco and EIFS replaced with glass-mat gypsum board and tied into the weather barrier.
Learn moreHow we work around your residents
Unit owners live with the project every day. We plan it with the board and manager so they know what is coming.
Survey & report
We survey each building, take moisture readings and water test where owners have reported leaks, and document every finding with photos and locations.
- Owner leak reports reviewed
- Findings by building
- Photo documentation
Scope for board approval
You get an itemized scope that separates urgent water intrusion from cosmetic work, with phasing options the board can compare when it plans funding.
- Itemized by building
- Phasing & budget options
- Ready for board review
Notices, access & repair
We help the manager prepare owner notices, schedule any balcony or in-unit access in advance, then work building by building with walkways protected and cleaned daily.
- Owner notice support
- Scheduled unit access
- Matched finish
Owner reporting water in a unit?
Call us. A water test usually finds the entry point so the immediate leak can be stopped before the board plans the larger repair.
Condo & townhome communities across Roswell
From townhome associations near downtown to condominium buildings along the river and the corridors.
Roswell has a wide mix of association-managed property: townhome communities within walking distance of Canton Street, condominium buildings near the Chattahoochee, and garden-style condo communities off Holcomb Bridge Road and Alpharetta Highway. Ages range from the 1970s and 1980s to the last few years, which means some boards are planning their first major envelope project and others are on their second or third. Many of those communities are heavily wooded, so shaded buildings and damp wall bases are a recurring theme in our surveys.
Board-ready scopes
Line items by building and elevation that boards and reserve specialists can work with.
Phased over years
Urgent water intrusion first, planned work spread across budget cycles.
Owner communication
Notices and schedules management can pass along to owners before work reaches their building.
- Roswell
- Historic Roswell
- Canton Street
- Chattahoochee River corridor
- Holcomb Bridge Road
- Alpharetta Highway
- Mountain Park
- East Cobb
- Alpharetta
- Sandy Springs
- Johns Creek
Condominium & HOA FAQ
What Roswell condo boards and community managers ask before an envelope project.
Can you present your findings to our Roswell board?
Does a Roswell condo project need approvals beyond the board?
Can you give our board something to use for reserve planning?
Will you need to enter units?
Who is responsible for balcony repairs, the association or the owner?
Can the work be phased over more than one year?
Request a condominium quote in Roswell
Tell us about the community and what owners are reporting. We will schedule a site walk and send a written scope the board can review.