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Condo & HOA Stucco & EIFS in Decatur
Decatur condominium associations range from mid-rise buildings near the square to low-rise communities on the edges of the city. We give boards a written scope they can vote on and carry out the work with owners living in the building.
- Condition surveys for boards
- Balconies & breezeways
- Sealant & recoat programs
- Unit-owner notice support
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Decatur commercial stucco & EIFS. Property managers, boards, owners & builders.
Boards need a scope owners can follow
A condo board deciding on facade work has to explain it to owners, fund it from reserves or an assessment and live next to the result. That is hard to do with a vague proposal. In Decatur, condominiums range from older low-rise communities to mid-rise buildings over retail near downtown, so conditions vary widely, and so does the right scope.
We start with a survey of every elevation, moisture readings at windows, balconies and joints, and water tests where owners have reported leaks. The written scope separates active water intrusion from items that can wait, gives quantities by building or elevation and lays out phasing options across one or more budget years. Boards can share it with owners, management and their reserve study provider.
During the work, we coordinate notices with management, keep entrances and walkways open, request unit access only where it is needed and protect balconies, landscaping and parked cars. For the technical side, see envelope inspections and sealants and waterproofing.
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.
From board vote to finished building
A facade project touches every unit, and owners expect to know what is happening and why.
We attend board or owner meetings when asked to walk through the scope, and we schedule work by building or stack so notices go out in advance. If the project changes the building's color or appearance, the association documents may require an owner vote, and properties inside city limits may need City of Decatur review, so check both before the scope is final.
Board-ready scopes
Quantities, priorities and phasing laid out so a board can vote and budget.
Mid-rise over retail
Downtown condominiums with storefronts below, phased to work for owners and shops alike.
Owner notices
Schedules by building or stack so management can tell owners what to expect.
- Downtown Decatur
- Oakhurst
- East Decatur
- Winnona Park
- North Decatur
- Druid Hills
- Emory area
- Avondale Estates
- Tucker
- Clarkston
Condominium & HOA FAQ for Decatur boards
What Decatur condo boards and managers ask before approving facade work.
Does our Decatur condominium need city approval for a color change?
Our building is downtown with retail on the ground floor. Can you work without disrupting the shops?
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?
Give your Decatur board a clear scope
Tell us about the association and the building. We will survey it and send a written scope the board can act on.