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Condominiums & HOAs • Marietta, GA

Condo & HOA Stucco & EIFS in Marietta

Condo boards and HOA managers in Marietta need envelope scopes they can explain to unit owners and fund from reserves. We survey the buildings, write a clear, phased scope and do the work with residents in place.

  • Condition surveys for boards
  • Balconies & breezeways
  • Sealant & recoat programs
  • Unit-owner notice support
Call (770) 874-8672How we work

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

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Give the board real numbers

Marietta boards need numbers they can defend

Marietta has condominium and townhome-style associations of every age, from communities built in the 1980s across East Cobb to newer buildings closer to downtown. Many are clad in stucco or EIFS, and in many the original sealant, balcony details and window flashing are now well past their expected life. Boards usually find out through a leak in a unit, a reserve study line item or a buyer’s inspection that flags the cladding.

A board has to answer to unit owners, and that requires a scope that is clear and justified. We survey every building, take moisture readings at windows, balconies, breezeways and roof-to-wall details, and document conditions with photos. The written scope separates active water intrusion from routine maintenance, prices each building and elevation, and offers phasing options so the work can match the reserve balance or a planned special assessment.

We are glad to walk the property with the board or manager, and to explain findings in plain language at a board meeting so owners understand what they are paying for.

Multistory stucco building with balconies and railings
1999Georgia envelope work
What we fix

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.

Traced unit to unit

Breezeways & stairwells

Cracked and stained walls in open breezeways and stair towers that see rain, foot traffic and moving day.

Common areas restored

Wet sheathing

Sheathing and framing behind stucco or EIFS that has stayed wet at windows, joints and terminations.

Open, replace, rebuild

Failed sealant joints

Hardened, split sealant at windows, doors, expansion joints and penetrations across every building.

Replaced as a program

Cracks & base-of-wall damage

Cracking at corners and openings, and deterioration where the wall finish meets paving and grade.

Repaired and matched

Faded, patched elevations

Years of spot repairs and chalky finishes that make a community look older than it is.

Full recoat options
Services for condominiums

What condo projects usually include

Most association projects combine several of these services, phased by building to fit the budget.

Envelope Inspections
Diagnostics

Envelope Inspections

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

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Waterproofing & Sealants
Moisture control

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
Repair

Commercial Stucco Repair

Cracks, impact damage, delamination and water damage on commercial facades, repaired at the source and matched to the building.

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Recoating & Finishes
Facade refresh

Recoating & Finishes

Finish coats, elastomeric recoats and color changes that renew a whole facade without tearing it off.

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EIFS & Dryvit Restoration
EIFS / Dryvit

EIFS & Dryvit Restoration

Repair and restoration of EIFS and Dryvit facades, including recoats, joint replacement and drainable conversions.

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DensGlass Sheathing
Substrate

DensGlass Sheathing

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

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Working around unit owners

How 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.

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Condo & HOA work in Marietta

Associations from East Cobb to downtown

Associations with Marietta addresses sit in the city and in unincorporated Cobb County, and range from small townhome-style buildings to larger condominium communities.

Older associations in East Cobb and along the Roswell Road and Powers Ferry corridors often have stucco or EIFS balconies, breezeways and chimney chases that have never had a full envelope program. Newer condominium buildings near Marietta Square tend to have tighter sites and more owner-occupants on site during the day, which affects noise and access planning. Either way, we coordinate with management on resident notices, parking and unit access.

Reserve planning

Building-by-building scopes and prices that fit into reserve studies and capital plans.

Balconies & breezeways

Leaks at balcony ledgers, decks and breezeway walls traced and repaired.

Owner communication

Plain-language findings and phasing that boards can present to unit owners.

  • East Cobb
  • Marietta Square
  • Roswell Road
  • Powers Ferry
  • Johnson Ferry Road
  • Sandy Plains Road
  • Whitlock Avenue
  • Kennesaw
  • Smyrna
  • Vinings
Questions & answers

Condo & HOA FAQ for Marietta boards

What Marietta condominium boards and HOA managers ask before an envelope project.

Our Marietta association needs a new exterior color. Who approves it?
Start with your association’s governing documents and architectural rules, which usually require board approval and sometimes an owner vote. If the community is in the City of Marietta, especially near the historic downtown, check with the city as well; unincorporated communities answer to Cobb County.
Can you present findings at our board meeting?
Yes. We can walk the property with the board, and explain the survey and scope at a meeting so owners understand what needs to be done and why.
Can the work be phased over several years?
Yes. We prioritize active leaks first and organize the rest by building or elevation so the association can fund it over several budget cycles.
How do you handle unit access?
Most work is exterior. When we need to check a leak from inside a unit, we coordinate entry through management so the owner or resident gets notice.
Who is responsible for balcony leaks, the association or the owner?
That depends on your declaration and how it defines common and limited common elements. We can document where the leak originates, which helps the board apply its own rules.
Is a full recoat worth it for our community?
If the finish is faded and patched across most buildings, a recoat after repairs gives a uniform appearance and protects the wall. We will give you the numbers for repair-only and repair-plus-recoat so the board can compare.

Request a Marietta condo or HOA quote

Tell us about the community and what owners are reporting. We will survey the buildings and send a written, phased scope.

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