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Envelope inspections • Roswell, GA

EIFS & Stucco Inspection in Roswell, GA

Buying an office building off GA 400, planning reserves for a Roswell condominium, or chasing a leak nobody can find: you need to know what is behind the finish. We probe, water test and document the facade, then hand you a written report you can act on.

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

Call (770) 501-8588 How a survey works

1999Georgia envelope work

MappedReadings by elevation

WrittenReport with photos

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

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Know before you budget

Numbers you can take to the table

A condition survey is only useful if someone can make a decision from it. An asset manager weighing a Roswell acquisition needs to know whether the EIFS is a recoat or a re-clad. A condo board needs line items it can put into a reserve study. A property manager with a recurring leak needs the actual entry point, not a guess.

Our inspections are built around that. We identify the cladding system and how it was detailed, then take moisture readings at the places water gets in first: window and storefront perimeters, parapets, roof-to-wall transitions, sealant joints and penetrations. Where readings or leak history point to a specific detail, we water test it under controlled conditions until the leak reproduces.

The report records each reading by location with photos, separates active water intrusion from cosmetic wear, and recommends a scope in plain language. When you are ready, we can price that scope too, but the report stands on its own for owners, lenders, boards and buyers.

EIFS wall around a window being checked for moisture

1999testing Georgia facades

Inspection services

Envelope inspections in Roswell

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 Roswell

When Roswell owners call for a survey

Most inspection requests we get in Roswell come at a decision point.

Roswell office, retail and multifamily property changes hands and refinances regularly, and much of it was built in the decades when barrier EIFS was common. That makes a moisture survey a practical part of due diligence, refinancing and reserve planning rather than an extra. Condo and townhome associations near downtown and along the river tend to call before a reserve study update, and office owners along the GA 400 corridor call when a tenant renewal is on the line.

Acquisitions & refinancing

Facade condition and moisture data for buyers, lenders and their consultants on a deadline.

Reserve planning

Itemized findings condo and HOA boards can use to plan repairs over several budget years.

Recurring leaks

Controlled water testing to find the detail behind a leak that earlier repairs missed.

Roswell
GA 400 corridor
Holcomb Bridge Road
Historic Roswell
Alpharetta Highway
Mansell Road
Alpharetta
Sandy Springs
Milton
Johns Creek
Dunwoody

Questions & answers

Envelope inspection FAQ

What Roswell owners, buyers and boards ask before a stucco or EIFS survey.

Can you inspect a Roswell property on a due diligence deadline?

Tell us the deadline when you call. We schedule around due diligence and lender dates where we can, and we will tell you plainly if the timeline is too tight for the size of the property.

Can a Roswell condo board use your report for reserve planning?

Yes. We organize findings by building and elevation and separate urgent water intrusion from items that can wait, which is the form a board or its reserve specialist can work with.

Does moisture probing damage the facade?

Probing leaves small holes at test locations. We seal each one when testing is done and record its location in the report so it can be found later.

How do you test a leak that only shows up in heavy rain?

We isolate suspect details, such as a window perimeter or a parapet joint, and apply water to one at a time under controlled conditions while someone watches the interior. That tells us which detail is actually leaking.

What does a commercial inspection report include?

System identification, moisture readings by location, photos, water test results, a condition summary and a recommended scope. Pricing for the recommended repairs is available separately if you want it.

How is an inspection priced?

By the size of the property, the number of elevations and buildings, access needs and how much water testing is involved. We quote it in writing before we start.

Schedule an envelope survey in Roswell

Tell us whether you are buying, refinancing, planning reserves or chasing a leak. We will set a date and explain what the survey will cover.

Call (770) 501-8588 Commercial quote