DecaturCommercial Stucco & EIFS
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Apartment Stucco & EIFS in Decatur
Decatur apartment communities include mid-rise buildings near the MARTA stations and older garden-style communities around the edges of the city. We repair their envelopes building by building, with residents in place and leasing uninterrupted.
- Building-by-building phasing
- Breezeways & stair towers
- Balconies & sealants
- Lender & insurance items
Request a commercial quote
Decatur commercial stucco & EIFS. Property managers, boards, owners & builders.
One building at a time, with residents in place
Apartment envelope work is a numbers game. A community may have hundreds of windows, dozens of balconies and breezeways, and long runs of sealant that all aged together. Around Decatur, that ranges from older garden-style buildings with stucco accents to newer wood-frame mid-rise buildings wrapped in stucco and EIFS above a concrete podium.
We start with a survey that shows the owner and management where the problems are concentrated: which buildings, which elevations, which details. Moisture readings at windows, balconies and joints, plus water tests where residents have reported leaks, separate what needs attention now from what can be planned. The written scope is organized building by building, with options to phase the work across budget periods.
Then we carry it out the same way. Crews move through one building or stack at a time, resident notices go out ahead of each phase, entrances, breezeways and parking stay usable, and unit entry is requested only when it is needed. Typical scopes combine sealant replacement, sheathing repair at balconies and windows, and recoats that help with leasing.
Common apartment envelope problems
The conditions owners, asset managers and community managers call us about most on garden, mid-rise and wrap-style communities.
Balcony & patio door leaks
Water entering at balcony ledgers, railing posts and sliding door perimeters, showing up in the unit or the one below.
Breezeways & stair towers
Cracked, stained and impact-damaged walls in open breezeways and stair towers that see weather and move-ins.
Wet sheathing & framing
Substrate behind stucco or EIFS that has absorbed water at windows, joints and terminations for years.
Failed sealant joints
Hardened, split sealant at windows, doors, expansion joints and penetrations across every building.
Lender & insurance items
Envelope conditions called out in property condition reports, refinancing reviews and insurance inspections.
Tired, patched elevations
Mismatched patches and faded finishes that hurt first impressions on tours and in listing photos.
What multifamily projects usually include
Most apartment projects combine several of these services, phased building by building.
Envelope Inspections
Moisture surveys, water testing and written condition reports for owners, boards, lenders and buyers.
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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.
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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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DensGlass Sheathing
Water-damaged sheathing behind stucco and EIFS replaced with glass-mat gypsum board and tied into the weather barrier.
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.
Learn moreHow we work around your residents
Many residents are in their units during the day, and the leasing office still has tours to give. We plan the work with your onsite team.
Survey by building
We review open work orders with your maintenance team, survey each building and take moisture readings and water tests at the units with repeat leaks.
- Work orders cross-checked
- Findings by building & unit
- Photo documentation
Scope & phasing plan
You get an itemized scope by building with a phasing plan that keeps breezeways passable, avoids the leasing path where possible and lines up with your make-ready schedule.
- Itemized by building
- Make-ready coordination
- Budget phasing options
Notices, access & repair
We help your team prepare resident notices, schedule balcony and in-unit access ahead of time, and finish each building, cleaned up, before moving to the next.
- Resident notice support
- Scheduled unit access
- Matched finish
Repeat leak in the same unit?
Call us. A water test usually finds the entry point so the leak can be stopped at the wall instead of patched again from inside.
Apartments near MARTA & campus
Much of Decatur's newer multifamily sits near the Decatur, East Lake and Avondale MARTA stations, and older communities ring the city near Agnes Scott, Emory and the main corridors.
Transit-oriented buildings tend to be tall, tight to the street and fully occupied, so access and resident communication drive the schedule. Older communities spread over more buildings with surface parking, which makes phasing by building practical. Either way, we plan the work so the leasing office, amenity areas and tour routes stay presentable.
Mid-rise near transit
Lift or swing-stage access planned around sidewalks, garages and street-facing units.
Garden-style communities
Breezeways, balconies and stair towers repaired building by building.
Leasing-friendly scheduling
Tour routes, the leasing office and model units kept clear of active work.
- Downtown Decatur
- Decatur MARTA station area
- East Lake
- Avondale Estates
- North Decatur
- Druid Hills
- Emory area
- Scottdale
- Clarkston
- Tucker
- Belvedere Park
Apartment stucco & EIFS FAQ for Decatur
What Decatur apartment owners, asset managers and property managers ask before an envelope project.
Our community has a Decatur address but is in unincorporated DeKalb County. Does that change anything?
Can you work on a mid-rise near the Decatur MARTA station without closing the sidewalk?
Can residents stay in their units during the work?
Will you need to enter units?
Can the work be phased across budget years?
What usually fails first on apartment buildings?
Request a Decatur apartment community quote
Tell us about the community and what residents are reporting. We will survey the buildings and send a written, phased scope.