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Envelope Inspections

Envelope inspections • Decatur, GA

EIFS & Stucco Inspection in Decatur, GA

Before a Decatur board approves a recoat, a buyer closes or a lender funds, someone needs to know what is behind the facade. We survey the elevations, take moisture readings, water test where needed and put the findings in a written report.

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

Call (678) 806-7664 How a survey works

1999Georgia envelope work

MappedReadings by elevation

WrittenReport with photos

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

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Know before you budget

Decisions need readings, not guesses

A facade can look sound and still have wet sheathing behind it, especially barrier EIFS and stucco installed without a working drainage plane. In Decatur, where older offices and condominium buildings are regularly sold, refinanced or brought into a new reserve plan, those hidden conditions are what change the numbers.

Our envelope surveys focus on where water gets in: window and door perimeters, sealant joints, parapets and copings, balcony and deck connections, penetrations and terminations at grade. We take moisture readings at those details, probe where the readings call for it and water test suspect assemblies when the leak path is unclear. Probe holes are small and are sealed when we finish.

You get a written report organized by elevation, with photographs, reading locations and a plain explanation of what we found and what we recommend. It separates urgent water intrusion from deferred maintenance so an owner, a condo board or a lender can act on it, and if you go ahead, it becomes the basis for an itemized repair scope.

EIFS wall around a window being checked for moisture

1999testing Georgia facades

Inspection services

Envelope inspections in Decatur

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 Decatur

Inspections for buyers, lenders & boards

Decatur commercial property changes hands steadily, and established condominium associations are planning long-range reserves. Both depend on knowing the condition of the envelope.

When a survey is part of due diligence, we work to the transaction timeline, and we write reports that an owner, asset manager or board can share with lenders, engineers and reserve specialists. Roof access, unit entry and tenant notices are coordinated with property management ahead of time so the survey day runs on schedule.

Pre-purchase surveys

Moisture readings and photos that show a buyer what the facade will need in the next few years.

Leak investigations

Targeted water tests that reproduce a reported leak before any wall is opened.

Reserve planning input

Condition findings a condo board can hand to its reserve study provider.

Downtown Decatur
Oakhurst
East Decatur
North Decatur
Druid Hills
Emory area
Avondale Estates
Tucker
Clarkston
Brookhaven
Atlanta

Questions & answers

Envelope inspection FAQ for Decatur properties

What owners, buyers and boards in Decatur ask before ordering a survey.

Can you meet a due diligence deadline on a Decatur property?

Tell us the deadline when you call. We schedule the survey around the contract dates and coordinate access with the seller's property management. If water testing is needed to answer a specific question, we plan it so the report arrives in time to use.

Does an envelope survey need approval from the City of Decatur?

A survey does not change the building, so it generally does not need a permit. Repairs that follow from it might; check with the City of Decatur, or DeKalb County for properties outside city limits, once the repair scope is known.

What does a commercial stucco and EIFS inspection include?

A visual survey of each elevation, moisture readings at the details most likely to leak, probing where readings are high, water testing where needed, and a written report with photos and recommendations organized by elevation.

Does moisture probing damage the facade?

Probe holes are small and are sealed with matching sealant when we are done. They are placed at the details where water is most likely to enter, so each one answers a specific question.

How long does a commercial survey take?

It depends on the size of the building, the number of elevations and the access needed. A single building may take a day on site; a multi-building community takes longer. We give you a timeline for the field work and the report when we scope it.

How is an inspection priced?

By building size, the number of elevations and readings, whether water testing is included and the access required. We quote it in writing before we start.

Schedule a Decatur envelope survey

Tell us about the building and what decision the survey needs to support. We will scope the inspection and confirm the timeline in writing.

Call (678) 806-7664 Commercial quote