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Envelope Inspections

Envelope inspections • Marietta, GA

EIFS & Stucco Inspection in Marietta, GA

Buying, refinancing or budgeting reserves on a Marietta property? A moisture survey and written condition report tell you what the stucco or EIFS is hiding before you commit money to it.

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

Call (770) 874-8672 How a survey works

1999Georgia envelope work

MappedReadings by elevation

WrittenReport with photos

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

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Know before you budget

Marietta properties change hands with their walls

Marietta has a steady market in older commercial and multifamily property: suburban office buildings, neighborhood retail centers, garden-style apartment communities and condominiums, many of them clad in EIFS or stucco decades ago. When one of those properties is bought, refinanced or repositioned, the envelope is often the largest unknown in the budget. A facade can look clean and still have wet sheathing behind it at every window.

Our inspections are built to answer that question. We review the elevations, record the cladding type and the condition of sealant, flashing and terminations, and take moisture probe readings at the locations where water typically gets in: below window corners, at roof-to-wall transitions, along the base of the wall and around penetrations. Where a leak path is unclear, we water test.

You receive a written report with photos, readings by location and a plain explanation of what we found, along with a repair scope that separates urgent water intrusion from routine maintenance. Owners, buyers, lenders and boards use it to price the work and plan when to do it.

EIFS wall around a window being checked for moisture

1999testing Georgia facades

Inspection services

Envelope inspections in Marietta

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 Marietta

Who orders inspections in Marietta

Most envelope surveys we perform here start with a transaction, a reserve study or a leak that keeps coming back.

Redevelopment along corridors like Franklin Gateway, steady turnover of office and retail property near I-75, and aging condominium communities across Marietta and East Cobb all create the same need: a clear picture of the wall before decisions are made. We write reports for the person who has to act on them, whether that is a buyer’s team, a lender’s reviewer or a board presenting numbers to unit owners.

Buyers & lenders

Pre-purchase and refinance surveys on office, retail and multifamily property, with readings and a priced scope.

Boards & reserves

Condition surveys that give condo and HOA boards real numbers for reserve planning.

Repeat leaks

Targeted water testing where tenants or residents keep reporting the same leak.

Marietta Square
Franklin Gateway
Cobb Parkway
Delk Road
Powers Ferry
Roswell Road
East Cobb
Kennesaw
Smyrna
Acworth

Questions & answers

Envelope inspection FAQ for Marietta

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

How much notice do you need for a Marietta due diligence inspection?

Tell us your closing or contingency date when you call. We schedule around it where we can and tell you up front how the report timing fits your deadline. Access to the roof, interior units and tenant spaces should be arranged in advance.

Can you inspect an occupied Marietta apartment or condo community?

Yes. Most probe readings are taken from the exterior. Where we need interior access to check a leak, we coordinate unit entry with management so residents get proper notice.

Does moisture probing damage the wall?

Probing leaves small holes at each test location. We seal them when we finish, and the report notes where each reading was taken.

What is the difference between a visual inspection and a moisture survey?

A visual inspection records what can be seen: cracks, sealant failure, staining. A moisture survey measures the substrate behind the finish, which is where the expensive damage hides on stucco and EIFS.

Will the report include repair costs?

We include a written repair scope, and we can price it so you have numbers for negotiation, reserves or budgeting. We do not guess at costs without seeing the building.

Order a survey before you commit

Tell us about the Marietta property, your timeline and who the report is for. We will scope the inspection and confirm access.

Call (770) 874-8672 Commercial quote