Johns CreekCommercial Stucco & EIFS
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EIFS & Dryvit Restoration in Johns Creek
A lot of Johns Creek's office, retail and multifamily buildings are clad in EIFS. We repair and restore those systems with compatible materials, replace wet substrate where we find it, and convert failing barrier walls to a drainable design when that is the better long-term fix.
- EIFS & Dryvit repair
- Joint & sealant renewal
- Facade recoats
- Drainable conversions
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Johns Creek commercial stucco & EIFS. Property managers, boards, owners & builders.
Restore the system, not just the surface
EIFS is a layered system: insulation board attached to the sheathing, a base coat with embedded mesh, and a thin acrylic finish. It moves and behaves differently from cement stucco, so repairs have to be made with compatible materials and tied into the existing mesh. Cement patches and generic caulk on EIFS crack at the edges and hold water.
The bigger question on many Johns Creek buildings is what kind of EIFS is on the wall. Systems installed through the 1990s were often barrier EIFS, which depends entirely on the face of the wall and its sealant joints to keep water out. When a joint fails at a window or a parapet, there is no drainage path, and water stays in the sheathing. Newer drainable systems add a weather barrier and a way for incidental water to escape.
We confirm which system you have, survey moisture at the joints and openings, and then lay out the options: targeted repair and joint replacement, a full recoat for appearance and protection, or opening the wall and converting elevations to drainable EIFS. The written scope prices each so owners and boards can compare.
EIFS & Dryvit restoration in Johns Creek
Most EIFS problems come down to water at the edges or damage to a soft face. The scope depends on whether the substrate behind is still dry.
Wet substrate repair
Wet sections are cut out, damaged sheathing replaced with glass-mat gypsum board, and the wall rebuilt with new board, mesh, base coat and finish.
Joint & sealant renewal
Failed sealant at windows, storefronts and panel joints is replaced with backer rod and an EIFS-compatible sealant against a sound edge.
Facade recoats
A new finish coat over sound EIFS renews color and texture across an entire elevation or building without removing the system.
Barrier to drainable conversion
Failing barrier EIFS is removed and replaced with a drainable system over a weather barrier, elevation by elevation if needed.
Impact damage
Dents and punctures at entrances, loading areas and ground-floor corners are cut back, rebuilt with heavier mesh where needed and blended in.
Below-grade foam & termites
Foam board run into soil or under pavement gives termites a hidden path. We cut it back above grade and repair damaged framing.
Choosing the right EIFS scope
If moisture readings are low and damage is local, section repairs with new sealant joints and a matched finish are usually the right answer. If the facade has been patched many times or faded unevenly, a recoat across the elevation gives a uniform look and helps a dated building show better to tenants and prospects.
When barrier EIFS shows wet readings in many places, repairing spot by spot often just moves the problem. Converting to a drainable system, or to hard coat stucco or fiber cement on some elevations, can be the better long-term choice. We explain the options with readings and photos in front of you, separate urgent work from what can be phased, and document any change in scope for your approval before we proceed.
| Scope | Best for | Result |
|---|---|---|
| Section repair | Local damage, dry substrate | Blended to corners |
| Joint renewal | Failed sealant, sound wall | Edges closed |
| Facade recoat | Patched or faded elevations | Uniform building |
| Drainable conversion | Widespread wet barrier EIFS | New drainable system |
How an EIFS restoration runs
Restorations run elevation by elevation, so tenants and residents keep their entrances, parking and daily routine.
Identify & survey
We confirm whether the facade is barrier or drainable EIFS and take moisture readings to find the edges of any wet area on each elevation.
- System identified
- Readings mapped by elevation
- Photo documentation
Remove & rebuild
Damaged EIFS and wet sheathing come out. New sheathing, weather barrier and insulation board go in, with flashing corrected at the leak.
- Wet sheathing replaced
- Flashing corrected
- Foam kept above grade
Mesh, coat & finish
Base coat and reinforcing mesh are lapped into the existing wall, joints are sealed, and the finish is matched or the elevation recoated.
- Mesh lapped into old work
- Compatible materials
- Matched finish
Not sure if the building is EIFS or stucco?
EIFS sounds hollow and feels softer than cement stucco when tapped. We confirm it on the first site walk.
Often paired with EIFS restoration
EIFS restorations usually start with a survey and often involve the sheathing and sealant joints behind and around the wall.
Envelope Inspections
Moisture surveys, water testing and written condition reports for owners, boards, lenders and buyers.
Learn more
DensGlass Sheathing
Water-damaged sheathing behind stucco and EIFS replaced with glass-mat gypsum board and tied into the weather barrier.
Learn moreOffice Buildings
Low- and mid-rise office buildings and office parks: facade repair, EIFS restoration and sealant programs.
Learn moreA generation of EIFS due for attention
EIFS was a common choice for Johns Creek office parks, retail and multifamily during the decades when the city's corridors filled in.
Light weight, insulation value and the ability to shape cornices, bands and columns made EIFS a natural fit for the office buildings along Technology Parkway and the retail and apartment buildings along Medlock Bridge, State Bridge and Peachtree Parkway. Those facades are now decades into Georgia weather. The finish has chalked and faded, the original sealant at panel joints and windows has hardened, and on barrier systems that is often enough to start wetting the substrate.
Barrier EIFS
Older face-sealed walls that depend on every joint staying intact.
Hidden substrate damage
Wet sheathing behind sound-looking finish at windows, balconies and parapets.
Chalked, faded finish
Elevations ready for a recoat once joints and substrate are corrected.
- Johns Creek
- Technology Park
- Medlock Bridge Road
- State Bridge Road
- Peachtree Parkway (GA 141)
- Johns Creek Town Center
- Alpharetta
- Duluth
- Peachtree Corners
- Norcross
- Suwanee
EIFS & Dryvit questions from Johns Creek owners
What Johns Creek owners, asset managers and boards ask about EIFS restoration.
How do I know if our Johns Creek building has barrier or drainable EIFS?
Is a recoat enough for an older EIFS building in Johns Creek?
Is Dryvit the same as EIFS?
Do we have to replace all the EIFS on the building?
Can you match our existing EIFS color and texture?
Plan an EIFS restoration in Johns Creek
Tell us about the building and what you are seeing. We will survey the EIFS and send written options with prices.