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Envelope Inspections

Envelope inspections • Cumming, GA

EIFS & Stucco Inspection in Cumming, GA

Before you buy, refinance or fund a repair program in Cumming, know what is behind the cladding. We probe the walls, water test the suspect details and deliver a written report with readings, photos and a repair scope.

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

Call (470) 839-4432 How a survey works

1999Georgia envelope work

MappedReadings by elevation

WrittenReport with photos

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

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Know before you budget

A facade survey answers the money questions

Owners, lenders and boards rarely need to know whether a facade looks good. They need to know whether the walls are wet, where, and what fixing them will cost. A visual walk-around cannot answer that, because stucco and EIFS can look sound while the sheathing behind a window or under a parapet has been wet for years.

Our envelope inspections on Cumming properties measure what is inside the wall. We drill small probe holes at the details most likely to leak: below window corners, beside storefront frames, at roof-to-wall transitions, at balcony and breezeway connections and along the base of the wall. Readings are recorded and mapped by elevation, and where a leak path is unclear we water test single details until it reproduces. Probe holes are sealed and color matched when we finish.

The report pairs each reading with a photo and a plain description, separates active water intrusion from cosmetic wear, and includes a repair scope you can price. Buyers use it in due diligence, boards use it for reserve planning, and managers use it to decide what gets fixed this year.

EIFS wall around a window being checked for moisture

1999testing Georgia facades

Inspection services

Envelope inspections in Cumming

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

Inspections in Cumming

Due diligence in a market that keeps trading

Forsyth County’s growth means commercial and multifamily properties around Cumming change hands, refinance and re-tenant often, and each event can call for an envelope report.

Many of the buildings being sold or refinanced around Cumming are now old enough for their original sealant and flashing to be failing, but young enough that nobody has looked behind the cladding. We work to closing and lender timelines when we can, and we write reports that make sense to people who will never climb the lift.

Pre-purchase surveys

Probing and photos on the elevations and details that drive repair cost, delivered before your inspection period ends.

Reserve and board reports

Condition reports that condominium boards can use to plan and fund envelope work over several years.

Leak investigations

Targeted water testing to find one recurring leak in an occupied suite or unit.

Cumming
Downtown Cumming
GA 400 corridor
Peachtree Parkway
South Forsyth
North Forsyth
Lake Lanier
Alpharetta
Suwanee
Gainesville

Questions & answers

Envelope inspection questions from Cumming

What buyers, lenders, boards and managers in Cumming ask about stucco and EIFS inspections.

Can you meet a due diligence deadline on a Cumming acquisition?

Tell us the deadline when you call. We schedule around inspection periods whenever we can and tell you up front if access, weather or building size makes the date tight.

Does moisture probing damage the facade?

Probe holes are small and placed at the details that matter. We seal and color match them when the survey is done, so they are hard to find afterward.

Is a general property condition report enough?

A general report notes visible cracks and staining. An envelope inspection measures moisture inside the wall at the details most likely to leak, which is where the large repair costs hide on stucco and EIFS buildings.

How do we know whether our Cumming building has EIFS or hard coat stucco?

Tapping the wall is a start: EIFS sounds hollow and feels softer than cement stucco. We confirm during the survey, because the system type changes how the building should be tested and repaired.

Who is the report written for?

Whoever needs to act on it: owners, asset managers, lenders, buyers or a condominium board. Findings are mapped by elevation, illustrated with photos and followed by a repair scope that can be priced.

How is an envelope inspection priced?

By the size of the property, the number of buildings and elevations, access needs and whether water testing is included. You get a written quote before we start.

Schedule an envelope survey in Cumming

Tell us about the property and your timeline. We will scope the inspection and send a written quote.

Call (470) 839-4432 Commercial quote