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Envelope Inspections

Envelope inspections • Peachtree Corners, GA

EIFS & Stucco Inspection in Peachtree Corners, GA

Before you buy, refinance, budget reserves or approve a repair on a Peachtree Corners property, find out what is behind the stucco and EIFS. We probe, water test and document conditions in a written report you can hand to a lender, board or buyer.

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

Call (470) 281-3608 How a survey works

1999Georgia envelope work

MappedReadings by elevation

WrittenReport with photos

Request a commercial quote

Peachtree Corners commercial stucco & EIFS. Property managers, boards, owners & builders.

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Know before you budget

Know the wall before you sign

Commercial property in Peachtree Corners changes hands and gets repositioned regularly: office buildings in Technology Park are bought and re-leased, retail centers are refinanced, and condominium associations update reserve studies. In each case, someone needs to know whether the facade is sound or whether there is wet sheathing behind a finish that still looks fine.

A visual walk-through cannot answer that. Our envelope survey measures moisture inside the wall at the places water is most likely to enter: below window corners, beside storefront and door frames, at parapet and roof-to-wall transitions, along expansion joints and around penetrations. Where a reading is high or a reported leak has no obvious source, we water test the suspect detail until the path is confirmed. Probe holes are small and sealed when we finish.

The report is written for decision-makers. It maps readings by elevation, includes photographs, separates active water intrusion from maintenance items, and describes the repair scope each condition calls for. Owners use it to negotiate, lenders to underwrite, boards to plan special assessments and reserves, and asset managers to budget capital work over several years.

EIFS wall around a window being checked for moisture

1999testing Georgia facades

Inspection services

Envelope inspections in Peachtree Corners

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

Due diligence in Peachtree Corners

Who orders envelope surveys in Peachtree Corners

Our inspection clients here are rarely reacting to a single leak. They are planning a transaction, a budget or a repositioning.

Peachtree Corners has a large stock of buildings from the 1970s through the 1990s alongside newer construction near the Town Center, which makes the age and type of cladding hard to guess from the curb. A survey replaces guesswork with readings, whether the property is an older office building on Technology Parkway or a condominium community off Spalding Drive.

Buyers & lenders

Pre-acquisition and refinance surveys that put envelope condition and repair scope in writing.

Condo & HOA boards

Condition reports that support reserve studies, assessments and owner communication.

Asset managers

Baseline surveys before re-leasing, renovation or a multi-year capital plan.

Peachtree Corners
Technology Park
Peachtree Corners Town Center
Spalding Drive
Peachtree Industrial Boulevard
Norcross
Berkeley Lake
Duluth
Johns Creek
Dunwoody
Sandy Springs

Questions & answers

Envelope inspection FAQ for Peachtree Corners

What buyers, lenders, boards and managers ask before ordering a survey.

What does a commercial stucco and EIFS inspection include?

A visual survey of each elevation, moisture probing at the details most likely to leak, water testing where needed, photographs, and a written report that maps conditions and recommends repairs.

How long does a survey take on a Peachtree Corners office or retail building?

It depends on size, number of elevations and access. Most buildings are surveyed in a day or less on site, and larger campuses or multi-building communities are scheduled over several days. We confirm the schedule after a short call about the property.

Can you inspect a building we are buying in Peachtree Corners on a short due diligence window?

Tell us the deadline when you call. We will tell you honestly whether we can fit the survey and report into it, and what access we need from the seller to make it happen.

Will probe holes damage the facade?

No. The holes are small, placed at inconspicuous points where possible, and sealed with a matching sealant when the survey is finished.

Can a condo board in Peachtree Corners use your report for reserve planning?

Yes. The report separates urgent water intrusion from maintenance items and describes the scope for each, which gives the board and its reserve specialist a factual basis for budgeting.

Schedule an envelope survey in Peachtree Corners

Tell us about the property, your timeline and who the report is for. We will scope the survey and confirm a date.

Call (470) 281-3608 Commercial quote