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EIFS & Dryvit Restoration

EIFS & Dryvit restoration • Sandy Springs, GA

EIFS & Dryvit Restoration in Sandy Springs

Many of the office and multifamily buildings along GA 400 and I-285 in Sandy Springs wear EIFS that is now decades old. We repair damaged areas, replace failed joints and recoat the system so it stays dry and looks current.

EIFS & Dryvit repair
Joint & sealant renewal
Facade recoats
Drainable conversions

Call (770) 758-1839 How we restore EIFS

1999Georgia EIFS work

OccupiedPhased by elevation

WrittenItemized quotes

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Sandy Springs commercial stucco & EIFS. Property managers, boards, owners & builders.

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Know your system

An older EIFS facade can usually be saved

EIFS was a popular cladding for Sandy Springs office buildings, medical offices and apartment communities through the 1980s and 1990s. It allowed crisp reveals, cornices and banding at a lower weight than masonry. Much of it was installed as barrier EIFS, which relies on the face of the system and its sealant joints to keep water out, with no drainage plane behind the foam.

That works as long as the joints hold. When the sealant at windows and terminations fails, water gets behind the foam and stays there. The sheathing softens, and the first outside sign is often a stain below a window or a section that flexes when pressed.

Restoration starts with a moisture survey to separate dry areas from wet ones. Dry, sound EIFS can be cleaned, repaired at damaged spots, re-sealed at every joint and recoated in the original or a new color. Wet areas are opened, the sheathing replaced, and the EIFS rebuilt, and where it makes sense we can convert those areas to a drainable assembly. The result is a scope that spends money where the wall needs it.

Commercial building with an EIFS and stucco facade

1999restoring Georgia EIFS

What we restore

EIFS & Dryvit restoration in Sandy Springs

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
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

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

EIFS in Sandy Springs

A generation of EIFS reaching its next cycle

The office parks off Powers Ferry, Northridge and the Perimeter area share a lot of the same EIFS details.

Buildings from the same era tend to share the same weak points: barrier EIFS, minimal sill flashing, and joints that have not been replaced since construction. Once we have seen how one building in a park was put together, we know where to look on its neighbors, which makes surveys faster and scopes more accurate.

Office parks

Low- and mid-rise EIFS office buildings along Powers Ferry, Northridge and the I-285 corridor.

Medical offices

EIFS medical office buildings near the hospitals, where work is planned around patients.

Multifamily

Apartment and condominium buildings with EIFS trim, bands and accent walls over wood framing.

Powers Ferry
Northridge
Perimeter Center
Medical Center
Roswell Road
Glenridge
City Springs
Dunwoody
Vinings
Buckhead

Questions & answers

EIFS & Dryvit restoration FAQ

What Sandy Springs owners and managers ask before restoring an EIFS facade.

Is our building’s EIFS barrier or drainable?

Many EIFS buildings from the 1980s and 1990s are barrier systems, but the only way to know is to check. During the survey we look at terminations and, where needed, a small inspection opening to confirm what is on the wall.

Can EIFS be recoated instead of replaced?

Yes, where the substrate is dry and the system is well bonded. Recoating with a compatible finish renews color and texture, and is done after joints are replaced and damaged areas repaired.

Do you work on Dryvit facades?

Yes. Dryvit is a common EIFS brand, and we repair and restore Dryvit and other EIFS systems using compatible materials.

Can you restore EIFS on a Sandy Springs office building while tenants stay?

Yes. We work elevation by elevation, keep entrances open, and schedule noisy cut-outs around the building’s hours. Building management gets a schedule to share with tenants.

Does EIFS restoration in Sandy Springs need city approval?

Replacing sections of cladding or changing a building’s color can involve permits or design review depending on the scope and location. Check with the City of Sandy Springs before the work is scheduled.

Request an EIFS restoration quote in Sandy Springs

Tell us about the building and what you are seeing. We will survey the EIFS and send an itemized restoration scope.

Call (770) 758-1839 Commercial quote