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Commercial stucco & EIFS contractor serving Smyrna, GA Offices • Retail • Condos • Multifamily • Restaurants Call (770) 874-2736
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EIFS & Dryvit restoration • Smyrna, GA

EIFS & Dryvit Restoration in Smyrna

A great deal of Smyrna’s office, retail and multifamily space wears barrier EIFS from the 1980s and 1990s. We repair it with compatible materials, replace wet substrate, renew joints and recoat, or convert failing walls to a drainable design.

  • EIFS & Dryvit repair
  • Joint & sealant renewal
  • Facade recoats
  • Drainable conversions
Call (770) 874-2736How we restore EIFS
1999Georgia EIFS work
OccupiedPhased by elevation
WrittenItemized quotes

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

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Know your system

Barrier EIFS depends on every joint

EIFS is foam insulation board, a reinforced base coat and a thin acrylic finish. On older barrier systems, the face of the wall and the sealant joints are the only defense against water. There is no drainage plane behind the foam, so water that gets past a failed joint, a window corner or an unsealed penetration stays against the sheathing.

Around Smyrna, many office buildings, garden-style apartment communities and retail centers built during that era are now thirty or more years old. Their original joints have hardened, tenant signage has been added and removed, and impact damage at ground level has been patched with whatever was on hand, often cement-based material that cracks away from the softer EIFS.

Restoration starts with moisture readings so we know where the substrate is wet. Damaged areas are opened, the sheathing is replaced, and the system is rebuilt with matching board, mesh, base coat and finish. Joints are cut out and resealed, typically with a two-stage approach at critical locations. Over sound areas, a recoat renews the finish and color. Where a wall keeps leaking because of its design, we can discuss substrate replacement and conversion to a drainable system.

Commercial building with an EIFS and stucco facade
1999restoring Georgia EIFS
What we restore

EIFS & Dryvit restoration in Smyrna

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.

Dry substrate first

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.

The first line of defense

Facade recoats

A new finish coat over sound EIFS renews color and texture across an entire elevation or building without removing the system.

Recoat or color change

Barrier to drainable conversion

Failing barrier EIFS is removed and replaced with a drainable system over a weather barrier, elevation by elevation if needed.

A wall that can drain

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.

Soft face, solid repair

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.

Coordinated with pest control
Repair, recoat or convert?

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.

Typical EIFS restoration scopes
ScopeBest forResult
Section repairLocal damage, dry substrateBlended to corners
Joint renewalFailed sealant, sound wallEdges closed
Facade recoatPatched or faded elevationsUniform building
Drainable conversionWidespread wet barrier EIFSNew drainable system
Our process

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.

Schedule a site walk
Related services

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
Diagnostics

Envelope Inspections

Moisture surveys, water testing and written condition reports for owners, boards, lenders and buyers.

Learn more
DensGlass Sheathing
Substrate

DensGlass Sheathing

Water-damaged sheathing behind stucco and EIFS replaced with glass-mat gypsum board and tied into the weather barrier.

Learn more
Office Buildings
Office

Office Buildings

Low- and mid-rise office buildings and office parks: facade repair, EIFS restoration and sealant programs.

Learn more
EIFS in Smyrna

Smyrna’s EIFS generation is due for attention

Buildings from the same decade tend to fail in the same way, and we see that pattern across Smyrna.

Office buildings along Windy Hill Road and toward Cumberland, apartment communities on Atlanta Road and South Cobb Drive, and retail centers on Cobb Parkway went up during years when barrier EIFS was common. Many have had little envelope work since. Long Georgia summers and frequent storms mean any water that gets behind that foam has had plenty of time to do damage.

We survey before we price, so the scope reflects how much of the wall is actually wet rather than a guess based on age.

Office buildings

EIFS bands, window surrounds and parapets on low- and mid-rise office space.

Apartment communities

Breezeways, balconies and window corners on 1980s and 1990s multifamily.

Retail fronts

EIFS towers, cornices and sign bands along the main corridors.

  • Smyrna
  • Windy Hill Road
  • Cumberland
  • Cobb Galleria
  • Vinings
  • Atlanta Road
  • South Cobb Drive
  • Marietta
  • Mableton
  • Sandy Springs
Questions & answers

EIFS & Dryvit questions in Smyrna

What Smyrna owners and managers ask about restoring older EIFS.

Our Smyrna building has 1990s EIFS. Does it need to be replaced?
Not necessarily. Where moisture readings show the substrate is dry, the EIFS can be repaired, resealed and recoated. Replacement or conversion is usually limited to areas where the sheathing is damaged or where the wall design keeps letting water in.
Do you need city approval to recoat or change the color of EIFS in Smyrna?
Some areas, such as properties in the downtown and town-center area, may have design standards. Check with the City of Smyrna, or Cobb County for unincorporated properties, before choosing a new color.
Is Dryvit different from EIFS?
Dryvit is a brand of EIFS. We repair Dryvit and other EIFS systems with compatible materials.
Can you patch EIFS with stucco?
We do not recommend it. Cement stucco is harder and heavier than EIFS and tends to crack at the edges of the patch. We repair EIFS with EIFS materials.
What is a drainable conversion?
Rebuilding a wall section with a weather barrier and drainage path behind the insulation board, so water that gets past the face can drain out. It is usually done where substrate is being replaced anyway.

Restore your Smyrna EIFS facade

Tell us about the building. We will survey the walls and send a written restoration scope.

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